Frequently Asked Questions

You need a building permit for any project that involves structural changes, additions, new construction, basement conversions, plumbing or HVAC alterations, decks above certain thresholds, and demolition. Cosmetic work like painting, flooring, and cabinet replacement generally does not require a permit. The specific thresholds vary by municipality — what is exempt in Toronto may not be exempt in Burlington. If you are not sure, call us and we will confirm in minutes.

Consequences include stop-work orders, fines (up to $50,000 for individuals and $500,000 for corporations under the Ontario Building Code Act), orders to remove non-compliant work, and compliance orders placed on your property title that affect resale and refinancing. Some municipalities, like Hamilton, also double the permit fee as a penalty for work started before a permit is issued. Insurance claims can also be denied if construction was not permitted. It is not worth the risk.

A zoning bylaw controls what you can build on a property — how the land can be used, how close to the lot lines you can build, how tall the building can be, how much of the lot you can cover. A building permit confirms that the specific design of your project meets the Ontario Building Code for structural safety, fire protection, energy efficiency, and accessibility. You need to comply with both: the zoning bylaw determines what is allowed, and the building permit confirms that the design is safe and code-compliant.

A committee of adjustment is a municipal body that can grant minor variances to the zoning bylaw. If your project does not comply with one or more zoning provisions — for example, a side yard setback is too narrow, lot coverage exceeds the maximum, or building height exceeds the limit — you may need to apply for a minor variance before your building permit can be issued. The application requires drawings, a planning justification, and a hearing. We handle the entire process.

We are a residential building permit consultancy. We handle the complete permit process: zoning research and due diligence, permit drawings (architectural, structural, mechanical, plumbing, electrical), engineering coordination, municipal submission, examiner correspondence and revision management, committee of adjustment applications when variances are needed, and follow-through to permit issuance. One team from consultation to approved permit.

Call or email us with your property address and a description of what you want to do. We look up the zoning, confirm what is permitted, identify any potential issues (variances, conservation authority, heritage), and give you a quote. There is no obligation and no charge for the initial conversation. If you decide to proceed, we collect a deposit and begin zoning research and drawings.

We manage the entire drawing production process. Our team includes experienced draftspeople who produce the architectural drawings and a network of licensed engineers who provide structural, mechanical, and plumbing engineering. Every drawing carries our quality standard regardless of who produces it. Greg and Rob review every file before submission.

Yes, completely. Every municipality has a different submission system — Toronto uses the Intake Portal, Mississauga uses ePlans, Vaughan uses the Online Permitting Portal, Brampton uses the Building and Business Portal, Markham uses ePLAN, and so on. We submit to 35+ municipalities regularly and format every package to the specific municipality’s requirements. We also handle all examiner correspondence, comments, and resubmissions.

You communicate directly with Greg or Rob — the same person from the initial call through to permit issuance. There is no account manager layer, no project coordinator handoff. The person who quoted your project is the person who manages it.

Total timeline depends on the municipality, the project complexity, and the number of revision rounds. Simple residential projects (decks, interior renovations, wall removals) typically take 8 to 14 weeks from submission to issuance. Additions and basement apartments typically take 12 to 20 weeks. Complex projects with variances, conservation authority approvals, or heritage requirements can take longer. The drawing production phase before submission adds 2 to 6 weeks depending on project scope. We give you a project-specific timeline estimate during your consultation.

Our fees depend on the project type and complexity. A straightforward deck or interior renovation drawing set costs less than a full addition or custom home package with multiple engineering disciplines. We provide a detailed quote after reviewing your project scope — no surprises. Municipal permit fees are separate from our professional fees and are paid directly to the municipality. We estimate both components for you during your consultation.

We collect 75% as a deposit when we begin work and the remaining 25% balance before we submit the permit application to the municipality. In some cases we adjust the split for larger projects. Municipal fees are separate and paid at the time of submission. We accept e-Transfer.

Three factors drive permit timelines. First, most municipalities have examination backlogs — your application waits in a queue before an examiner reviews it. Second, approximately 80% of applications receive examiner comments requiring revisions, and each revision cycle adds 1 to 3 weeks. Third, external approvals (conservation authority, heritage, committee of adjustment) run on their own timelines. Our role is to minimize the factors we can control: submitting complete packages, responding to examiner comments within days, and identifying external approval requirements before submission so they can run in parallel.

Yes — basement apartments and secondary suites are one of our most common project types. Requirements include separate entrance, fire separation, independent HVAC and plumbing, minimum ceiling height (1.95 metres under the 2024 Ontario Building Code), and egress windows. The specific zoning eligibility and permit process vary by municipality. We prepare the complete drawing and engineering package and manage the entire application.

Yes, selectively. We handle commercial buildout projects including retail spaces, restaurants, offices, and mixed-use conversions. Commercial permits involve additional complexity including site plan approval, fire department review, and accessibility requirements. We are straightforward about which commercial projects fall within our expertise and which would be better served by a firm specializing in large-scale commercial or institutional work.

Yes. Permit legalization is a common service. We document the existing conditions with as-built drawings, identify what needs to be brought into compliance with current code and zoning, and prepare the application to legalize the work. This is particularly common for basement finishes and additions done without permits in older housing stock. The process is more involved than a standard permit because the work already exists and may not meet current standards.

We skip the education. You already know what a permit is, what drawings look like, and why the process matters. We give you a quote, you close your client, and we deliver the drawings and manage the submission. We invoice you directly — you present your own pricing to the client including any markup. We work behind you, not around you.

We do not have a formalized tier system, but contractor partners who send consistent volume receive priority turnaround and a streamlined process. The more we work together, the faster every file becomes because we already know your project types, your client expectations, and your preferred communication style. One call to Greg is all it takes to get started.

Yes. Send us the property address and a rough scope. We can confirm zoning eligibility, identify potential variance requirements, flag conservation authority or heritage issues, and give you a ballpark permit cost so you can include it in your proposal — before you commit to the job. This is one of the most valuable services we offer to GC partners.

We submit to 35+ municipalities across the GTA and southern Ontario. Our ten primary service areas are Toronto, Mississauga, Vaughan, Brampton, Markham, Richmond Hill, Oakville, Burlington, Hamilton, and Newmarket. Each has its own zoning bylaw, submission portal, and examination process.

Experience and repetition. We submit to these municipalities regularly, not occasionally. We know that Toronto uses the Intake Portal and Bylaw 569-2013. We know that Mississauga uses ePlans and Bylaw 0225-2007. We know that Brampton has the Mature Neighbourhood overlay. We know that Burlington requires three pre-building clearances before you can even apply. We know that Markham has 42 separate zoning bylaws. This is what we do every day.

Yes. If your property falls within a conservation authority regulated area, you need conservation authority clearance before a building permit can be issued. The GTA is covered by multiple conservation authorities: TRCA (Toronto, Vaughan, Markham, Richmond Hill), CVC (Mississauga, Brampton), Conservation Halton (Oakville, Burlington), HCA (Hamilton), and LSRCA (Newmarket). We check conservation authority mapping for every property as part of our standard zoning review and coordinate approvals in parallel with the permit application.