"How long is this going to take?" It's the first question every homeowner asks — and the answer depends entirely on what you're building and how well your application is prepared.
Toronto Building uses a stream-based review system. Your project gets assigned to a stream, and each stream has an official review target. Here's what those timelines actually are in 2026, what they mean in practice, and the one thing that causes more delays than anything else.
Official Review Timelines (2026)
These are the City's targets for complete applications — meaning every document, drawing, and certificate is included at submission:
| Review Stream | What It Covers | Review Target |
|---|---|---|
| Express Services | Decks, sheds, garages, interiors, standalone plumbing, solar panels | 3 business days |
| House Stream | New homes (≤2 units), semis, rows, additions, garden/laneway suites | 10 business days |
| Small Building Stream | Part 9 buildings (not houses) | 15 business days |
| Large Building Stream | Part 3 buildings | 20 business days |
| Complex Building Stream | Complex Part 3 buildings | 30 business days |
Source: Building Permit Review Streams (toronto.ca)
For most homeowners, you're looking at either Express (3 days) or House Stream (10 days).
Express Services: 3 Business Days
Formerly known as "FASTRACK," Express Services is the fast lane. If your project qualifies, the City targets a review within 3 business days of intake.
What qualifies:
- Decks, porches, and carports
- Detached garages and sheds
- Interior alterations
- Basement walkouts and underpinning
- Standalone plumbing and drain permits
- Solar panels on existing buildings
- Minor fire damage repair
What doesn't qualify:
- Additions
- Garden and laneway suites
- Heritage properties
- Attached garages
After review, if approved, you typically get the permit 1 business day after paying the fee. So best case: about a week from submission to permit in hand.
House Stream: 10 Business Days
Anything involving a new home, an addition, or a garden/laneway suite goes through House Stream. The target is 10 business days for complete applications.
In practice, this means:
- Addition to your home: ~10 business days for review (2–3 weeks total including intake and payment)
- Garden suite: ~10 business days if using pre-approved plans, potentially longer with custom designs
- Laneway suite: Same as garden suite — 10 business days for complete applications
What Projects Actually Take (Real-World Estimates)
The official timelines assume perfection. Here's what experienced contractors and permit consultants report as typical end-to-end timelines, from initial submission to permit in hand:
| Project Type | Realistic Timeline |
|---|---|
| Deck, shed, or garage (Express) | 1–2 weeks |
| Simple interior renovation | 2–4 weeks |
| Basement with structural work | 4–8 weeks |
| Addition | 6–12 weeks |
| Laneway or garden suite | 8–16 weeks |
| New custom home | 3–6 months |
The gap between official and real-world timelines comes down to one thing: completeness.
The #1 Cause of Delays: Incomplete Applications
Here's the critical detail that Toronto Building states clearly but most people miss:
The official review timelines only apply to complete applications.
An application is "complete" when it includes:
- All required forms (including the updated February 2026 Application to Construct or Demolish)
- All architectural and engineering drawings
- A Zoning Applicable Law (ZAP) Certificate (for anything beyond simple interior work)
- Tree declaration (if applicable)
- Any required third-party approvals (TRCA, heritage, etc.)
If any of these are missing, your application is considered incomplete — and incomplete applications have no guaranteed review timeline. They go into a queue, and the City works through them as resources allow.
The ZAP Bottleneck
The Zoning Applicable Law Certificate deserves special attention because it's the single most common reason applications are incomplete.
A ZAP confirms that your project complies with the zoning by-law. For new houses, additions, and garden/laneway suites, the ZAP fee is $644.38. Without it, your application sits.
The ZAP itself takes time to obtain — it's essentially a pre-screening of your project against zoning requirements. If your project doesn't comply with zoning (e.g., too close to the property line, exceeds lot coverage), you may need a Committee of Adjustment minor variance, which can add months to the process.
This is why experienced permit services check zoning compliance before submitting — catching issues early saves enormous time downstream.
What Happens After Review?
Once the examiner reviews your application:
- Approved: You receive a payment request. Pay the fees, and the permit is typically issued within 1 business day.
- Minor deficiencies: The examiner contacts you (or your authorized agent) to resolve. This could be a missing detail on a drawing or a clarification needed. Quick turnaround if you're responsive.
- Major deficiencies: The application is cancelled and you must resubmit. This resets the clock entirely.
How to Get Your Permit Faster
Based on everything above, here's how to minimize your wait:
- Submit to Express Services if you qualify. 3 days vs. 10+ is a huge difference. Check what qualifies.
- Get your ZAP certificate first. Don't submit without it.
- Use complete, professional drawings. Sloppy or incomplete drawings trigger deficiency notices.
- Respond to examiner requests immediately. Every day you wait to reply is a day added to your timeline.
- Use pre-approved plans for garden/laneway suites. The building design is already reviewed — one less thing for the examiner to check. Learn about pre-approved plans.
- Consider a permit service. Professionals who submit permits daily know exactly what examiners look for. See if it makes sense for your project.
Track Your Application
Once submitted, you can check your permit status through Toronto's online portal. For tips on tracking, see our guide: How to Apply for a Building Permit in Toronto.
Ready to Move Forward?
Not sure which review stream your project falls into? Check your project requirements in 60 seconds, or let PermitEasy handle everything — we submit complete applications that meet review timelines, so your project doesn't sit in limbo.
Time is money — especially when your contractor is waiting.