In Toronto and the rest of the GTA you need a building permit for any renovation that changes structure, plumbing, heating, foundations, the number of units in the house, or how the house is used. You don't need one for finishes: paint, flooring, cabinets, replacing a fixture in the same spot, or a new furnace. The line runs through the middle of most projects, which is why "do I need a permit for my renovation?" rarely has a one-word answer. A kitchen refresh that keeps the layout is finish work. The same kitchen with a wall removed and the sink moved is permit work twice over.
One rule explains most of the confusion between cities: Toronto lets you finish a basement without a permit if nothing structural changes, no plumbing is added and no second unit is created. Vaughan, Mississauga, Brampton, Richmond Hill and Oakville require a permit to finish a basement, full stop. So "no permit on file" means different things on different sides of Steeles Avenue. This guide covers what needs a permit, what it costs in each city in 2026, how long approval takes, what happens if you skip it, how to fix work that was done without one, and what to check before you buy a house.
Which renovations need a building permit
The City of Toronto publishes the clearest list in the region (checked October 6, 2026). Most GTA cities follow the same logic, because the rules come from the Ontario Building Code.
| Work | Permit? | Notes |
|---|---|---|
| Adding or removing walls that change room sizes or uses | Yes | Includes "non-load-bearing" walls; the city decides, not the contractor |
| New window or door openings, or enlarging/moving existing ones | Yes | Replacing a window or door in the same opening in a house: no |
| Installing or modifying heating or plumbing systems | Yes | Moving a sink, adding a bathroom, new drains |
| Finishing a basement | Toronto: only if the work includes any of the above, a new entrance, underpinning or a second unit. Other GTA cities: yes | See the city table below |
| Basement underpinning or lowering, excavating or building foundations | Yes | Engineering required |
| New basement entrance (walkout, side door) | Yes | |
| Adding a second unit (basement apartment, garden suite) | Yes | Even if little construction is involved, a change of use needs a permit |
| Additions of any size, including a porch, sunroom or attached garage; enclosing a deck or porch | Yes | |
| Deck more than 60 cm (24 in) above ground; retaining wall over 1 m | Yes | |
| Demolishing all or part of a building | Yes | |
| Installing a backwater valve | Yes (Toronto) | A plumbing permit; Toronto's flood subsidy requires it |
| Paint, flooring, trim, cabinetry and millwork | No | |
| Replacing plumbing fixtures without changing the pipes | No | |
| Replacing a furnace or boiler; adding or replacing insulation; re-roofing with no structural work; basement waterproofing repairs | No | |
| Shed under 15 m²; uncovered deck under 60 cm | No |
Source: City of Toronto, "When do I need a building permit?", updated July 21, 2026. Other cities' lists are linked in the sources.
Two things sit outside the building permit and are easy to forget. Electrical work goes through the Electrical Safety Authority, not the city: almost all electrical work needs an ESA notification and must be done by a Licensed Electrical Contractor. Heritage properties may need heritage permission even for work that needs no building permit.
If the house has existing knob-and-tube, see our Ontario guide to safety, insurance and replacement costs.
What a permit costs in 2026, city by city
City fees are a small part of the permit cost. The larger part is the drawings. Here are the 2026 municipal fees for the work homeowners ask about most, with a worked example for a 60 m² (about 650 sq ft) basement.
| City | Interior alteration / renovation | Finishing a basement | Minimum fee | Example: 60 m² basement |
|---|---|---|---|---|
| Toronto | $13.41 per m² | $6.20 per m² | $214.79 | $372 |
| Mississauga | $6.84 per m² | $5.64 per m² | $244 | $338 |
| Brampton | $5.34 per m² | Flat $326.21 | $326.21 | $326 |
| Vaughan | $7.30 per m² | (interior alteration rate) | $195 | $438 |
| Markham | $8.43 per m² | (alteration rate) | $151 | $506 |
| Richmond Hill | $10.40 per m² | $6.56 per m² | $210.12 | $394 |
| Oakville | $4.90 per m² | $4.90 per m² | $200 | $294 |
2026 fee schedules: Toronto (effective Jan 1, 2026), Mississauga (Feb 1, 2026), Brampton (revised Feb 2026), Vaughan (By-law 051-2026, Feb 24, 2026), Markham (By-law 2025-121), Richmond Hill (By-law 19-24, Jan 1, 2026), Oakville (2026 rates). Fees change every year; the links are in the sources.
Other 2026 Toronto rates worth knowing: a new house, semi or townhouse is $18.56 per m²; underpinning is $12.37 per linear metre; a residential deck, porch or carport permit is $214.79; a change-of-use permit starts at $297.41. A 100 m² interior alteration on the main floor of a Toronto house, for example, is $1,341 in city fees. In Richmond Hill an addition is $27.37 per m²; in Oakville a new house or addition is $17.80 per m².
The real cost is the drawings. A permit application for anything structural needs scaled, dimensioned drawings, and structural changes usually need an engineer's stamp. Published Toronto guides put architect or permit drawings at roughly $2,000–5,000 for a typical house project (GTA market range, 2026). At Capable, drawings and the 3D design are included in every quote at no charge, and the permit fee appears as its own line, so you can see exactly what the city charges and what the design costs.
How long a permit takes
Ontario's Building Code gives a municipality 10 business days to issue or refuse a complete permit application for a house (15 for a small building, 20 for a large one, 30 for a complex one). Toronto reviews complete house applications within 10 business days and runs an express stream for eligible small projects.
The word that matters is complete. In Toronto, an application without a Zoning Applicable Law Certificate is incomplete and has no review clock at all. Missing drawings, an unsigned form or a zoning question stop the clock, and every resubmission starts a new review. In practice, the time from first submission to permit in hand is measured in weeks, and projects with structural or zoning questions take longer. Plan the permit before you book trades, not alongside them. A contractor who promises a start date before the application is in is promising something they don't control.
What happens if you renovate without a permit
This is the question Google shows under almost every permit search, and the answer has numbers.
The City of Toronto's own list of consequences for working without a permit (page dated October 24, 2025):
- an administrative "work without permit" fee of 50% of the permit fees for the project (2026: 50% of the permit or $214.79, whichever is greater, up to $29,456.99)
- a delay while the application is processed, during which all work must stop; the normal fees and timeline still apply
- possibly having to undo work that was done
- possibly having to do more work than planned, such as additional structural or mechanical work
- possible legal or financial issues later, "such as impacts on selling your property or making an insurance claim"
And the sentence every homeowner should read twice, quoted from the City: "As the homeowner, you are responsible for paying these fees or penalties yourself even if you have hired a contractor who assured you that permits were not needed."
The same surcharge exists across the GTA (2026):
| City | Fee for starting work before the permit |
|---|---|
| Toronto | 50% of the permit fee; min $214.79, max $29,456.99 |
| Mississauga | 40% of the permit fee, max $5,000 |
| Brampton | 50% of the permit fee, max $13,360.76 |
| Vaughan | 50% of the permit fee; min $195, max $10,609 |
| Markham | 50% of the permit fee after an Order to Comply or Stop Work Order; max $5,000 for individuals, $8,000 for businesses |
| Richmond Hill | After an order: the greater of $135.82 or 50% of the fee if a Stop Work Order was issued; max $35,325.68 |
| Oakville | Not published on the pages we checked |
Prosecution is the next level. Building without a permit, or ignoring an order from the building department, is an offence under Ontario's Building Code Act. The province's own guide states the maximum fines: up to $50,000 for an individual's first offence and $100,000 for subsequent offences; up to $500,000 and $1,500,000 for a corporation. Those are maximums, not typical outcomes, but they are the law the city enforces.
How cities find out. Toronto Building takes complaints about "no permits for construction that is in progress or completed," and complaints can be made anonymously. Neighbours notice bins, trades and noise. Tenants complain. Buyers' lawyers search the records. A finished basement rarely stays invisible for the life of the house.
How to fix work that was done without a permit
Unpermitted work can usually be made legal. The path is the same application as a new project, with extra steps:
- Stop the affected work and don't cover anything else up. Covered framing, insulation, wiring or plumbing may have to be opened for inspection.
- Apply for a permit for the work as built. You need as-built drawings; for structural changes, an engineer has to assess what's there and stamp a repair or confirmation drawing.
- Expect targeted openings. Inspectors need to see framing, fire separations, insulation and vapour barrier, plumbing and the structure that was changed. Small openings in the right places are normal.
- Electrical goes through ESA separately. Ask ESA for a search of records on the property; if no notification exists for the work, a Licensed Electrical Contractor has to inspect and file.
- Pay the fee plus the surcharge from the table above, then pass the inspections like any other permit.
- For a basement apartment, the suite also has to meet the Fire Code and the city's second-unit rules (Brampton and Markham require registration; Brampton also runs a rental licensing program). A suite built without a permit in a pre-1995 house has its own path under the Fire Code.
The budget question is how much has to be opened and fixed, not the city fee. A finished basement with code-compliant work behind the drywall costs far less to legalize than one where the egress window is too small or the bathroom drain has no venting.
Buying or selling a house with unpermitted work
This is the most common permit question in GTA real-estate forums, and it has a procedure.
If you're buying:
- Search the city's permit records by address. Toronto's online lookup shows active permits up to 10 years old. For the full history, a lawyer or you can order a Property Information Report from Toronto Building ($214.79 in 2026, about five business days). It lists issued permits, inspection status and any outstanding orders, and it's routinely requested before a sale or refinancing.
- Remember that "no permit on file" isn't automatically illegal in Toronto. Basic basement finishing with no structural change, no new plumbing and no second unit doesn't need one. The same basement in Vaughan or Mississauga would.
- Ask the seller for permits and final inspection records for any addition, basement apartment, moved bathroom or removed wall. Open permits are a flag: Toronto notes that open permits "may delay or complicate real estate transactions."
- Talk to your lawyer about title insurance. Some policies cover losses from work done without permits before you bought; coverage varies, so ask before closing.
If you're selling: close any open permits (book the final inspection), and have the records ready. A buyer's lawyer will ask.
Insurance: what's actually known
Almost every article on this topic says insurers will deny a claim on unpermitted work. The City of Toronto itself lists "impacts on … making an insurance claim" as a possible consequence. We couldn't find a verified GTA case of a claim denied for a basement finished without a permit, so we won't invent one. The practical advice is simple: tell your insurer about a basement apartment or a major renovation, keep your permits and inspection records, and ask how your policy treats work done without a permit.
Who pulls the permit, and what the inspector checks
The property owner is responsible for compliance even when the contractor applies. In practice the contractor or designer prepares and submits the application as your agent, and the contract should say so in writing: who prepares the drawings, who submits, who books inspections and who closes the permit. Capable handles the permit for every project that needs one, with the owner named on the application.
A permit comes with mandatory inspections at set stages. For a typical renovation: foundation or underpinning stages if applicable, framing, plumbing rough-in, insulation and vapour barrier, and final. The inspector must see the work before it's covered. Electrical inspections run on ESA's separate file. The permit is closed after the final inspection; an open permit follows the house.
Before demolition: a five-minute check
- List every wall, beam, opening, stair and structural element that may change.
- List every plumbing fixture, drain, duct and heating appliance that may move or be added.
- Note any change in the number or use of rooms or units.
- Note all electrical work (ESA, not the city).
- Check whether the property is on the heritage register.
- Write into the contract who prepares drawings, submits, books inspections and closes the permit.
If any item in 1–3 is "yes," you need a permit. If you're not sure, the city's building department answers the question for free, and so do we at an estimate visit.
How Capable handles permits
We've renovated homes across Toronto and the GTA for 25 years. Our designers prepare the drawings and 3D design at no charge, and our team submits the permit application, books the inspections and closes the permit when the work is done. The permit fee sits on its own line in a fixed, itemized quote, so there's nothing to discover later. Capable holds a City of Toronto Building Renovator licence and carries $5 million in liability insurance and WSIB coverage. Yan, our owner, answers calls and WhatsApp himself at 905-889-0025.
Planning the project? Start with the full-home renovation planning guide or the Ontario renovation contract checklist. For specific work, see basement permits for walkouts and suites, basement underpinning in Toronto, home additions, legal basement apartments, removing a kitchen wall and renovating an older Toronto house. Ready to talk about your home: full-home renovation in Toronto.
Quick answers
Do you need a permit to finish a basement in Ontario?
In most GTA cities, yes. Toronto is the exception: no permit is needed if the work has no structural or material changes, no new plumbing and no second unit. Add a bathroom, move a wall, build an entrance or create an apartment and you need one everywhere.
What happens if you renovate without a permit in Ontario?
The city can order the work stopped, charge a surcharge (50% of the permit fee in Toronto, Brampton, Vaughan and Markham; 40% in Mississauga), require the work to be opened or undone, and prosecute under the Building Code Act, where fines run up to $50,000 for an individual's first offence. The homeowner is responsible even if the contractor said no permit was needed.
How much is a permit to finish a basement?
City fees for a 60 m² basement in 2026 run from about $294 (Oakville) to about $506 (Markham); Toronto is $372. Drawings are the larger cost, roughly $2,000–5,000 in published Toronto guides.
How long does a building permit take in Toronto?
Ten business days for a complete house application. Incomplete applications have no clock, and each resubmission restarts the review, so plan in weeks.
Do I need a permit to renovate my bathroom in Ontario?
Replacing fixtures in the same place: no. Moving the toilet, sink or shower, adding a bathroom or changing drains: yes.
Can you get a permit after the work is done?
Yes. You apply for the work as built, provide drawings, open what the inspector needs to see, pay the fee plus the city's surcharge and pass inspections.
Sources (checked October 6, 2026): City of Toronto: When do I need a building permit?, Building permit fees 2026, Working without a permit, Review streams, Property Information Reports, Closing building permits, Construction complaints, Building renovator licence. Ontario: Citizen's guide to building permits, 2024 Building Code, Building Code Act, 1992. Mississauga: when a permit is required and 2026 fees, Building By-law 0236-2024. Brampton: 2026 permit fee schedule, two-unit process, residential rental licensing. Vaughan: finishing a basement and fee by-law 051-2026. Markham: fee schedule and two-unit registration. Richmond Hill: building permits and By-law 19-24. Oakville: finished basements and 2026 rates and fees. ESA: hiring a Licensed Electrical Contractor. Drawings market range: HomeStars Toronto basement cost guide (Aug 21, 2026); GTA market range (2026).
General information, not legal advice. Your city's building department decides what applies to your property.
