Whether you're building a deck or adding a garden suite, the permit application process follows the same basic structure. The difference is in the details — what documents you need, which review stream you land in, and how long it takes.
Here's the definitive, step-by-step process for applying for a building permit in Toronto in 2026.
Before You Start: Do You Need a Permit?
Not every project requires one. The City of Toronto exempts:
- Sheds under 15 m² (single storey, detached, no plumbing)
- Decks 60 cm or less above grade (not part of a required exit)
- Window/door replacements in the same size and location
- Furnace/boiler replacements in a house
- Cosmetic work (paint, flooring, cabinetry)
- Re-roofing without structural changes
- Insulation replacement
If you're unsure, use our free permit checker — it takes 60 seconds.
Source: When Do I Need a Building Permit? (toronto.ca)
Step 1: Determine Your Project Scope
Before touching any forms, clearly define what work you're doing:
- What are you building, altering, or demolishing?
- Does it involve structural changes?
- Does it involve plumbing, HVAC, or electrical?
- Are you adding a dwelling unit?
- Is your property in a heritage district or TRCA regulated area?
Your answers determine which documents you need and which review stream your application goes through.
Step 2: Check Zoning Compliance
This step trips up more people than any other. Your project must comply with the zoning by-law for your property — setbacks, lot coverage, height, permitted uses.
For most projects beyond simple interior work, you'll need a Zoning Applicable Law (ZAP) Certificate:
| ZAP Type | 2026 Fee |
|---|---|
| Accessory structures (garages, porches, decks) | $214.79 |
| New house, additions, alterations | $644.38 |
| New laneway or garden suite | $644.38 |
Critical: Without a ZAP, your application is considered incomplete — and incomplete applications have no guaranteed review timeline. This is the #1 cause of permit delays.
If your project doesn't comply with zoning, you'll need a minor variance from the Committee of Adjustment before you can get a permit. This can add months to your timeline.
Step 3: Gather Your Documents
Here's what you'll typically need. Not every project requires everything — simpler projects need fewer documents.
Required for All Applications
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☐ Application for a Permit to Construct or Demolish — Use the version updated February 16, 2026. Old forms will be rejected. Download from the Toronto Building Forms Index.
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☐ Schedule 1: Designer Information — Identifies who designed the work (you, your architect, your engineer, or your permit service).
Required for Most Projects
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☐ Site plan — Property boundaries, building locations, proposed work location, setbacks, all to scale.
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☐ Architectural drawings — Floor plans, elevations, sections, and details showing the proposed work. Must comply with Ontario Building Code. For simple projects (decks, sheds), these can be basic. For additions and suites, professional drawings are expected.
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☐ ZAP Certificate — For anything that affects zoning (additions, suites, new structures, exterior changes).
Required for Specific Projects
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☐ Engineering drawings — Required for structural work (underpinning, load-bearing wall removal, additions). Must be stamped by a Professional Engineer.
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☐ Tree declaration — Required for garden suites, laneway suites, additions, and any work near City trees.
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☐ Lot grading plan — Required for new buildings, additions, garden/laneway suites.
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☐ TRCA approval — If your property is in a conservation authority regulated area.
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☐ Heritage approval — If your property is in a heritage conservation district.
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☐ Owner's Authorization form — If someone else (like a permit service or contractor) is submitting on your behalf. Available from toronto.ca.
Step 4: Submit Your Application
How you submit depends on your project type:
Express Services (Decks, Sheds, Garages, Interiors, Plumbing)
Online portal for decks, porches, garages, carports, sheds: → Apply Online (toronto.ca)
Email for other Express-eligible projects: → bldapplications@toronto.ca
Review target: 3 business days. Learn more about Express Services.
House Stream (Additions, Suites, New Homes)
Online portal — as of January 12, 2026, all laneway suite applications must be submitted online. Garden suites and other House Stream projects also use the online portal.
Review target: 10 business days for complete applications.
Larger Projects
Commercial and complex projects are submitted through the online portal or by email, reviewed in Small Building (15 days), Large Building (20 days), or Complex Building (30 days) streams.
Source: Building Permit Review Streams (toronto.ca)
Step 5: Intake and Review
After submission:
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Intake assessment — Toronto Building checks that all required documents are included. If something's missing, they'll let you know.
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Examiner review — Your application is assigned to an examiner who reviews it against the Ontario Building Code and zoning requirements. Timeline depends on your stream (3–30 business days).
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Possible outcomes:
- Approved → proceed to payment
- Minor deficiencies → examiner contacts you to resolve (respond quickly!)
- Major deficiencies → application cancelled, must resubmit
Step 6: Pay and Receive Your Permit
Once approved, you'll receive a fee notice. Payment methods:
- Credit card (Visa, Mastercard, Amex) — up to $20,000
- EFT / wire transfer — for larger amounts
No cheques. No Interac e-Transfer.
After payment, the permit is typically issued within 1 business day.
Step 7: Build (According to Your Approved Plans)
With permit in hand:
- Post the permit visibly on the property during construction
- Build according to the approved drawings — changes require a permit revision
- Don't start before the permit is issued — that's building without a permit
Step 8: Book Inspections
Toronto Building requires inspections at specific stages. Common inspection points:
- Footings/foundations (before backfill)
- Framing (before covering)
- Plumbing rough-in (before covering)
- Insulation/vapour barrier
- Final inspection
Book inspections through Toronto's online portal. Don't proceed to the next stage until the previous inspection passes.
Step 9: Close the Permit
After the final inspection is approved, your permit is closed. This is crucial — open permits show up on property records and can cause problems when you sell.
Always close your permits. If you have old open permits, deal with them now rather than during a real estate transaction.
Common Application Mistakes
- Using outdated forms — Toronto updated the Application to Construct or Demolish on February 16, 2026. Old forms = rejected application.
- Submitting without a ZAP certificate — incomplete application, no guaranteed timeline.
- Incomplete drawings — missing dimensions, unclear details, no structural information.
- Not checking zoning first — discovering a zoning conflict after submission adds months.
- Slow response to examiner questions — every day you delay extends your timeline.
Read about all 5 common permit mistakes.
Need Help?
The permit process isn't complicated — but it has a lot of moving parts, and getting any one of them wrong can delay your project by weeks or months.
Check what your project needs for free, or let PermitEasy handle the entire process. We prepare your documents, submit complete applications, communicate with examiners, and deliver your permit — so you can focus on your project, not paperwork.
For project-specific guidance, check our Toronto permit guides: