Home Renovation Permits Ottawa: Complete Guide to Building Permits

# Home Renovation Permits Ottawa: Complete Guide to Building Permits

*Last updated: December 2025 | Read time: 10 min*

One of the most common questions Ottawa homeowners ask is "Do I need a permit for this?" This guide explains when permits are required, how to get them, and why they matter for your renovation project.

**Quick answer:** You need a permit for structural changes, electrical work, plumbing changes, and adding living space. Cosmetic updates (paint, flooring, fixtures) don't require permits. The City of Ottawa building permit process typically takes 10-20 business days.

## Table of Contents

1. [When You Need a Permit](#when-needed)

2. [When You Don't](#not-needed)

3. [The Permit Process](#process)

4. [Costs](#costs)

5. [Common Permit Types](#types)

6. [Inspections](#inspections)

7. [Risks of Skipping Permits](#risks)

---

## When You Need a Permit {#when-needed}

### Structural Changes

A permit is required for:

- Removing or modifying load-bearing walls

- Adding or enlarging windows/doors

- Roof modifications

- Adding rooms or floors

- Basement underpinning

- Deck or porch construction (over certain size)

### Electrical Work

Permits required for:

- Adding new circuits

- Upgrading electrical panel

- Adding sub-panels

- Significant rewiring

- Hot tub electrical connection

**Note:** Simple fixture swaps (lights, outlets) by homeowners don't need permits, but must follow code.

### Plumbing Work

Permits required for:

- Adding new bathrooms

- Moving plumbing fixtures

- Adding new drains or water lines

- Water heater replacement (some cases)

- Connecting to city sewer/water

### HVAC Work

Permits required for:

- New furnace or AC installation

- Adding ductwork

- Gas line modifications

- Fireplace installation

### Living Space Changes

Permits required for:

- Basement finishing (as living space)

- Secondary dwelling units

- Converting garage to living space

- Accessory dwelling units

---

## When You Don't Need a Permit {#not-needed}

### Cosmetic Updates

No permit needed for:

- Interior painting

- Flooring replacement

- Cabinet replacement (same layout)

- Countertop replacement

- Wallpaper

- Interior trim/molding

### Minor Repairs

No permit for:

- Roof shingle replacement (same materials)

- Window replacement (same size, same location)

- Door replacement (same size opening)

- Siding repair/replacement

- Drywall repair

### Fixture Swaps

No permit for:

- Replacing light fixtures

- Replacing outlets/switches (homeowner)

- Replacing faucets

- Replacing toilets (same location)

- Replacing appliances

### Small Projects

No permit for:

- Decks under 2 feet high and under 108 sq ft

- Small sheds (under 10 sq m / 108 sq ft)

- Fences under 2m (6.5 ft) height

- Patios at grade

---

## The Permit Process {#process}

### Step 1: Determine Requirements

Contact City of Ottawa Building Code Services:

- Phone: 311

- Online: ottawa.ca/building

- In person: 110 Laurier Avenue West

### Step 2: Prepare Documents

Typical requirements:

- Completed application form

- Site plan showing property

- Floor plans (existing and proposed)

- Structural drawings (if applicable)

- HVAC/electrical/plumbing plans

- Engineering reports (if needed)

### Step 3: Submit Application

**Online submission:** ottawa.ca/building

**In person:** City of Ottawa Service Centres

### Step 4: Review Period

| Permit Type | Typical Review Time |

|-------------|-------------------|

| Simple residential | 10-15 business days |

| Complex residential | 15-25 business days |

| Renovations with drawings | 20-30 business days |

| Secondary dwelling units | 30-45 business days |

### Step 5: Permit Issued

Once approved:

- Pay permit fees

- Receive permit document

- Post permit at job site

- Begin work

### Step 6: Inspections

Book inspections at required stages (see inspections section).

### Step 7: Final Approval

- Final inspection passed

- Permit closed

- Important for resale

---

## Costs {#costs}

### City of Ottawa Permit Fees

Fees are based on construction value:

| Construction Value | Permit Fee |

|-------------------|-----------|

| Up to $5,000 | $100 minimum |

| $5,000 - $50,000 | $11.45 per $1,000 |

| $50,000 - $250,000 | $10.11 per $1,000 |

| Over $250,000 | $9.65 per $1,000 |

### Typical Permit Costs by Project

| Project | Estimated Fee |

|---------|--------------|

| Basement bathroom addition | $200-400 |

| Basement finishing | $300-600 |

| Kitchen renovation | $200-500 |

| Secondary dwelling unit | $500-1,500 |

| Deck addition | $150-400 |

| Window/door changes | $150-300 |

### Additional Fees

- Plan review: Included in permit

- Re-inspection: $100-200 if failed

- Permit extension: Varies

- Zoning compliance letter: ~$100

---

## Common Permit Types {#types}

### Building Permit

Required for structural, framing, and general construction work.

### Plumbing Permit

Required for drain/water/vent work. Can be:

- Part of building permit

- Standalone plumbing permit

- Must be pulled by licensed plumber

### Electrical Permit

Required for electrical work. In Ontario:

- Licensed electrician must apply

- ESA (Electrical Safety Authority) involvement

- Separate from city building permit

### HVAC Permit

Required for heating, ventilation, air conditioning:

- Gas work requires TSSA involvement

- Often combined with building permit

### Demolition Permit

Required for:

- Removing structures

- Interior demolition in some cases

- Utility disconnection verification

---

## Inspections {#inspections}

### Typical Inspection Stages

| Stage | What's Inspected |

|-------|-----------------|

| Rough framing | Structural work before drywall |

| Rough plumbing | Drains, vents, water lines |

| Rough electrical | Wiring before drywall |

| Insulation | Before drywall |

| Final | Everything complete |

### Booking Inspections

- Call 311 or book online

- 24-48 hours notice typically required

- Inspector visits during window

- Pass or fail with reasons

### If You Fail Inspection

1. Inspector notes what needs correction

2. Fix the issues

3. Book re-inspection

4. Re-inspection fee may apply

---

## Risks of Skipping Permits {#risks}

### Legal Consequences

- Stop work orders

- Fines up to $100,000 for individuals

- Required to obtain retroactive permits

- May need to remove completed work

### Insurance Issues

- Insurance may not cover unpermitted work

- Claims denied for related damage

- Policy cancellation possible

### Resale Problems

- Title issues at sale

- Buyers' lawyers flag unpermitted work

- Lenders may refuse mortgages

- Price reduction negotiations

- Required to obtain retroactive permits

### Safety Risks

- Work not inspected

- Potential code violations

- Fire, electrical, structural hazards

- Liability for injuries

### Retroactive Permits

If caught or selling:

- Must apply after the fact

- May require opening walls

- Possibly redo work to code

- Higher fees often apply

- Stressful during sale process

---

## Secondary Dwelling Units in Ottawa

### Special Considerations

Bill 23 (More Homes Built Faster Act) changed requirements:

- Secondary units allowed in most residential zones

- Reduced parking requirements

- Streamlined approval process

- Still require permits

### SDU Requirements

- Separate entrance (usually)

- Minimum ceiling heights

- Egress windows

- Fire separation

- Smoke/CO detectors

- Separate or shared utilities

### SDU Permit Timeline

Typically 30-45 business days due to:

- Zoning review

- More complex drawings

- Additional inspections

---

## Tips for Smooth Permit Process

### Before Applying

1. Confirm zoning allows your project

2. Gather accurate measurements

3. Consider hiring designer for drawings

4. Research code requirements

5. Talk to building department early

### During Process

1. Respond quickly to reviewer questions

2. Don't start work before permit issued

3. Keep permit posted at site

4. Book inspections at right stages

5. Don't cover work before inspection

### Working with Contractors

Good contractors:

- Know permit requirements

- Handle permit applications

- Include permit costs in quotes

- Schedule inspections appropriately

- Keep copies of closed permits

**Red flag:** Contractors who suggest skipping permits

---

## Contact Information

**City of Ottawa Building Code Services**

- Phone: 311

- Website: ottawa.ca/building

- Email: building@ottawa.ca

**Electrical Safety Authority (ESA)**

- Phone: 1-877-372-7233

- Website: esasafe.com

**Technical Standards and Safety Authority (TSSA)**

- For gas/propane/fuel work

- Phone: 1-877-682-8772

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*Planning a renovation? [Contact us](/contact) - we handle permits as part of our full-service approach.*