Building permits

How to apply for a building permit 

The following permit types are available to be applied for on our Development and Business portal:

  • simple residential building permits
  • plumbing permits
  • industrial/commercial/institutional permits
  • sign permits
  • registered home builders permits.

Once registered, inspections can also be scheduled or cancelled on issued permits.

 Development and Business Portal 

 Online portal registration questions or technical difficulties can be emailed to epermits@london.ca. 

Types of permits

Residential and simple plumbing permits
The portal will allow you to:
  • apply for residential and plumbing permits online using a credit card
  • check the status of an application
  • schedule or cancel inspections
  • Check inspection results
When is a permit required?
Projects that require a building permit
  • any structure occupying an area greater than 10 m2 (108 sq. ft.) consisting of a wall, roof or floor, or a structural system, including all plumbing, works, fixtures and service systems that lead to or services that structure
Sheds greater than 15 m (161.5 sq. ft.)

A permit is required for a shed that is:

  1. greater than 15 m2 in gross area,
  2. greater than one storey in building height,
  3. attached to a building or any other structure,
  4. not used for storage purposes ancillary to a principal building on the lot, and
  5. has plumbing.
  • any structure occupying an area of 10 m2 (108 sqft) or less that contains plumbing, including the plumbing that lead to or services that structure
  • any addition to an existing building
  • any form of plumbing whether in a structure or not
  • replacement of a fire alarm panel or control unit
  • a sewage or septic system
  • "designated" structures as per the Ontario Building Code; (Division A-1.3.1.1)
  • any alterations to an existing building which affect the structural design of the building including mechanical, electrical*, plumbing services (no limit on size of building), fire separations, egress (exits), fire protection/suppression systems and/or changing the use of buildings or parts of a building
  • adding an additional dwelling unit 

*Note: Contact the Electrical Safety Authority (ESA) for electrical permit information.

Examples of residential construction that requires a permit
  • decks attached to a building regardless of height
  • interior structural alterations
  • adding or removing most walls, (creating different room sizes and/or uses)
  • porches
  • basement or main floor walkout alterations
  • sunrooms, solariums
  • replacement of brick veneer
  • carports, attached or detached garages, sheds
  • dormers or finishing of attic space
  • installation of irrigation systems
  • additions
  • installation, repair of storm, sanitary and water service
  • finishing a basement or a portion thereof
  • furnace and ductwork replacements
  • installation of plumbing cleanouts
  • conversion from septic to sanitary sewer
  • plumbing and/or drains (except replacing fixtures)
  • insulating exterior walls when exterior or interior cladding is removed
  • new or structural alterations to windows or doors
  • installation or repair of private sewer systems and water service
  • backflow preventers for lawn irrigation systems
  • structural work related to fire damage
Projects that do not require a building permit
  • fences (other than for swimming pools)
  • asphalt roof shingling
  • eaves troughs
  • minor repairs to masonry
  • damp proofing basements
  • air conditioning units or heat pumps added to existing forced-air systems
  • kitchen or bathroom cupboards without plumbing
  • free-standing satellite dishes
  • replace existing forced-air furnace (no duct work alterations)
  • replacing siding or windows (provided there are no structural changes)
  • pool heaters
  • painting and decorating
  • landscaping
Demolition permits

Demolition permits are required for all buildings greater than 10 square metres (108 square feet), with the exception of farm buildings.

There are five steps to apply for a demolition permit: 

  1. Complete  a required clearances for demolition permit form
  2. Complete  the application for a permit to construct or demolish
  3. Complete  the  undertaking damage to City property
  4. Prepare and submit a letter from the registered owner describing the building to be demolished (Including building use, structural characteristics of the building, and floor area being demolished)
  5. Submit the permit fee (see fee schedule for current rates)


Please remit all completed forms listed above to building@london.ca.​​​​​

Emergency repair plumbing permits

If you are applying for a building permit to resolve an emergency plumbing issue in a single detached dwelling or row townhouse (i.e. a water service repair or installation, sanitary sewer repair or installation etc.), please make sure that  you include emergency plumbing repair in the description of proposed work field  on the application form.  

We will strive to issue the permit the same day the application is received.
(Provided all applicable fees have been paid and applicable law has been complied with)

Registered home builders permits

Use the Development and Business Portal (E-Portal) to submit permit applications and CAD drawings online for new single detached, semi-detached and row housing.

Inspection information will be provided once the permit is issued.

Industrial, commercial, institutional permits

Permit applications for industrial, commercial, institutional are to be applied for using the  Development and Business Portal (E-Portal)

Permit application forms
When is a permit required? (Commercial, Industrial, Institutional)
  • change of use (where construction is proposed or the change constitutes an increase in the hazard index)
  • interior renovations within a floor area affecting fire separations, exits or structural capacity
  • interior finishing of shell buildings for tenants (occupancies in commercial or industrial malls and office buildings, etc.)
  • fire and water damage affecting interior renovations within a floor area affecting fire separations, exits or structural capacity
  • additions to any building having a combined area of 10m2 (108 sq. ft.) or more
  • installations and major alterations of sprinkler, standpipe, fire alarm or mechanical (HVAC) systems
  • plumbing installation and alterations, except replacement of fixtures
  • installation or replacement of storm and sanitary sewers, water service (catch basins, weeping tile, clean-outs, change from septic system to sewers)
  • installation and repairs to sewage systems (septic systems and holding tanks)
  • installation of backflow preventers
  • retaining walls exceeding 1 metre (3 ft.- 3 inches) in exposed height adjacent to public property, to an access to a building, or on private property to which the public is admitted
  • tents greater than 60 m2 (645 sq. ft.)​

Upon receipt of application, the applicant will be contacted with instructions relating to payment and uploading of drawings and additional documents. 

Large residential and demolition permits

Large residential building types and demolition permits are to be submitted in digital format by emailing building@london.ca.

Where do I send revisions or additional information for building permit applications?

Submission of revisions or additional information for a building permit application must be sent to the following email address revisions@london.ca. The subject line must include the municipal address and permit application number.

All PDF plans must be unlocked so our review stamp can be added to them.

All submissions, for each category above must be in a single PDF file (addressing all deficiency items). Submitting revisions that address only certain items in the deficiency notice will result in delays.

Residential building permits 
NameWhat to include in the PDF 
Application revisionsApplication, owner’s letter, GRCC, schedule 1 or schedule 2 forms, heritage information, UTRCA documents, CCMC reports (1 PDF)
Site revisionSite plan (1PDF)
Architectural revisionsAll architectural plans (1 PDF)
Structural  revisionsAll Structural plans, letters (1 PDF)
Truss revisionsAll truss layouts, truss member report (1 PDF)
Floor revisionsAll engineered floor layouts, engineered floor member report (1 PDF)
Mechanical revisionsAll mechanical, HVAC, and septic plans (1 PDF)
Commercial, industrial, institutional and apartment building permits
NameWhat to include in the PDF 
Application revisionsApplication, owner’s letter, GRCC, schedule 1 or schedule 2 forms, heritage information, UTRCA documents, CCMC report (1 PDF)
Architectural revisionsAll architectural plans, fire stopping, spec sheet, shop drawings (1 PDF)
Civil revisionsAll water drainage plans (1 PDF)
Electrical revisionsAll electrical and fire alarm plans (1 PDF)
Mechanical revisionsAll mechanical, HVAC, plumbing and septic plans, Air, SB-10 forms, fire Suppression, energy form (1PDF)
SITE Plan revisionsAll site plan drawings (1 PDF)
Sprinkler revisionsAll sprinkler plans (1 PDF)
Structural revisionsAll structural plans, guardrails/handrails (1 PDF)

Inspections - Building, plumbing and fire protection 

Inspections can be arranged by calling 519-661-4555, emailing epermits@london.ca or through the Development and Business Portal (E-Portal) 

Inspections for building permits  

Mandatory Inspections: 

  • Your permit card identifies a list of all the mandatory inspections that must be scheduled and completed pursuant to Section 10.2 of the Building Code Act. Failure to call in these inspections may result in uncovering completed work or commencement of legal action. 
  • Allow 48 business hours for an inspection as specified by the Building Code. 
  • Building, Plumbing and Fire Inspectors are named on your permit card. 

Inspections can be booked by:  

  1. Phoning 519-661-4555 
  2. Emailing epermits@london.ca 
  3. Online using the Development and Business Portal (E-Portal) 

Important - A copy of the reviewed, stamped plan(s) is required to be on site for the Building Inspector at the time of inspection. 

  • If plans are not available, the inspection will be recorded as Not ready and you will be required to rebook. This applies to all building permits. 
  • A fee will be charged for any site that is not ready for inspection. 
  • Inspection cancellations must be submitted via the online portal, by phone or email during regular office hours 24 hours in advance of the scheduled inspection date. 
  • All fees will have to be paid prior to booking a final inspection. 
  • It is the responsibility of the owner or applicant to ensure that there is access to the site between the hours of 9 a.m. to 3:30 p.m. If special instructions for access are required, these are to be written in the inspection comment field when booking an inspection only, or by communicating that through email or on the phone when booking. Failure to do so may result in a missed inspection and a Not ready fee applied, as noted above. 
  • More details available in By-law B-7 

Inspection Results:  

  • Once the inspection is conducted, the Building Division will share permit inspection results via an email to the applicant and property owner. 
  • The notification will include an attachment of the formal inspection result notice. 

A GREEN NOTICE will be emailed for all inspections Passed in Full. 
It will specify any comments or conditions left by the Inspector related to the passing of the inspection. 

A YELLOW NOTICE will be emailed for all inspections Passed in Part.
It will specify any comments or conditions left by the Inspector related to the partial pass of the inspection. 

A RED NOTICE will be emailed for all inspections not passed due to deficiencies. 
This notice will include a detailed list of all deficiencies encountered during your scheduled inspection. 

IMPORTANT: It will be the responsibility of the permit applicant or property owner to ensure that all notices are forwarded or otherwise made available to site supervisors, contractors, and trades working on the job site.

Please note:

If you are not feeling well, please maintain a minimum of 6 feet from the inspector at all times and/or if possible, please reschedule the inspection or make alternate arrangements for the inspection. (Facetime or video calls are options for inspections at the inspector’s discretion) 

Building inspections associated with business licence applications

New business licence applications are being accepted digitally by emailing licensing@london.ca. Applications will be reviewed for zoning compliance. 

Code of conduct for building officials

Purpose:

The Code of Conduct for Building Officials (the “Code”) is enacted in accordance with section 7.1 of the Building Code Act, 1992, as amended (the “Act”). The purpose of the Code is as follows:

  1. To promote appropriate standards of behaviour and enforcement actions by the Chief Building Official (the “CBO”) and Inspectors in the exercise of a power or the performance of a duty under the Act or the building code
  2. To prevent practices which may constitute an abuse of power, including unethical or illegal practices, by the CBO and Inspectors in the exercise of a power or the performance of a duty under the Act or the building code
  3. To promote appropriate standards of honesty and integrity in the exercise of a power or the performance of a duty under the Act or the building code by the CBO and Inspectors.

Application:

The Code applies to the City of London’s (the “Corporation”) Chief Building Official and Inspectors and is in addition to the provisions of the Corporation’s Code of Conduct For Employees Policy and the Workplace Harassment/Discrimination Prevention Policy and Complaint Procedure.

Expected standards of behaviour and performance of duties:

The expected standards of behaviour and performance of duties for the CBO and Inspectors are as follows:

  1. Promote the safety of buildings with reference to public health, fire protection, structural sufficiency, conservation and environmental integrity, and barrier free accessibility.
  2. Apply the Act and the building code impartially, without influence, and in accordance with all applicable legislation.
  3. Perform their duties within their respective area of qualification obtained under the Act.
  4. Perform duties with due diligence, honesty and integrity.
  5. Extend professional courtesy to all.
  6. Keep up-to-date on current building practices through continuous education.
  7. Manage confidential and sensitive information in accordance with all relevant legislation and the Corporation’s guidelines and policies.

Allegations of breaches of the Code

Contraventions of the Code are a serious matter to the Corporation and will be dealt with as such. The CBO will review all allegations made against Inspectors. Allegations made against the CBO will be reviewed by the Corporation’s Corporate Management Team.

Upon review of the allegations, either the CBO (in the case of complaints against Inspectors) or the Corporate Management Team (in the case of complaints against the CBO) may determine an appropriate informal course of action which will effectively resolve the complaint.

If a complaint is not resolved informally or if an informal resolution is not appropriate, the CBO or the Corporate Management Team, as the case may be, will follow the formal complaint procedure guidelines enumerated in the Corporation’s Code of Conduct For Employees Policy it being noted that all references to “supervisor”, “designate”, “Human Resources”, or “Human Resources representative” in the formal complaint procedure guidelines shall be replaced by the “CBO” (in the case of complaints against Inspectors) and the “Corporate Management Team” (in the case of complaints against the CBO.) These formal complaint procedure guidelines shall be followed with respect to the investigation of the complaint, the making of findings, and the communication of those findings to the complainant and the respondent.

Corrective action and/or disciplinary action

If a complaint is substantiated, the CBO (with respect to complaints against Inspectors) or the Corporate Management Team (with respect to complaints against the CBO) will determine the corrective action and/or disciplinary action arising from the contravention of the Code. Corrective action and/or disciplinary action may include, but is not limited to, the following:

a) an apology

b) counselling

c) education/training

d) warning

e) suspension/leave without pay

f) demotion

g) transfer

h) termination of employment

Building permit fees

Building permit fees depend on the floor area, scope of work and the type of building being constructed or altered. When using the online portal permit fees will be calculated. The Building by-law B-7 provides information about the types of building construction, alteration and demolition permits issued and services provided.

Building Permit fees effective March 1, 2024 until Feb 28, 2025

Minimum permit fee

Minimum fee, unless otherwise indicated, shall be charged for any work in buildings classified under the Building Code as a Part 9 building.$207.65
For Part 3 buildings, minimum fee, unless otherwise indicated herein or listed as a flat fee$444.14

Construction

Building classification (per Building Code)

Group A - Assembly occupancies

Service Index (SI) $/m2, unless otherwise indicated
All recreation facilities, schools, libraries, places of worship, theatres, arenas, gymnasiums, indoor pools, restaurants (Finished)$22.20
Restaurants (Shell)$16.82
Outdoor public swimming pools or public spas$11.84
All other Group A buildings$24.86

Building classification (per Building Code)

Group B

Service Index (SI) $/m2, unless otherwise indicated
Institutional, hospitals, nursing homes, and other group B buildings$28.78

Building classification (per Building Code)

Group C - Residential occupancies

Service Index (SI) $/m2, unless otherwise indicated

Single detached dwellings, semis, duplexes

  • with private septic system (additional fee)
  • with geothermal system (additional fee)

$13.61

 


flat fee $1,065.91

flat fee $497.42

Live/work units, previously approved (single detached, semis), Townhouses

  • with private septic system (additional fee)
  • with geothermal system (additional fee)

$11.14

 

flat fee $1,065.91

flat fee $497.42

Apartment buildings

  • with geothermal system (additional fee)

$8.88

flat fee $639.54

Motels (greater than 2 stories) and hotels$21.32
All other residential occupancies$16.58

Building classification (per Building Code)

Group D - Business and personal service occupancies

Service Index (SI) $/m2, unless otherwise indicated
Buildings (Shell)$16.58
Buildings (Finished)$20.13

Building classification (per Building Code)

Group E - Mercantile occupancies

Service Index (SI) $/m2, unless otherwise indicated
Mercantile occupancies (Shell)$10.41
Mercantile Occupancies (Finished)$14.21

Building classification (per Building Code)

Group F - Industrial occupancies

Service Index (SI) $/m2, unless otherwise indicated
Industrial buildings, warehouses(Shell)$8.28
Industrial buildings, warehouses(Finished)$10.06
Gas stations, car washes$10.19
Parking garages (underground, open air)$5.45
All other group F buildings including self storage buildings$10.78

Alterations, renovations and repairs

Group C - Dwelling units$3.54
Group A and B occupancies$6.81
All other occupancies$5.94
Balcony repairs or guard replacement (per $1,000 construction value)$20.13
Parking garage repairs (per $1,000 construction value)$20.13
Fire alarmsflat fee $444.14
Fire alarm annunciator panel replacement (stand alone)flat fee $355.30
Electromagnetic locks

each
$41.45

maximum  fee
$497.42

Sprinklers (based on sprinkler coverage area)$0.60

Demolition 

Single detached dwellings, semis, duplexesflat fee $414.51

All other buildings:

  • with gross floor area equal to or less than 600 m2
  • with gross floor area greater than 600 m2

 

$0.53

$1.18

Designated structures (OBC Div. A-1.3.1.1)

Communication tower supported by a buildingper tower $450.06
 
Crane runwayflat fee $450.06
Exterior tank and support (not on slab on grade)per tank $450.06
Pedestrian bridge (when applied as a separate permit)per structure $446.92
Retaining wall per linear m. $13.27
Stand alone structure supporting a wind turbine generator having a rated output of more than 3kWflat fee $450.06

Stand alone and miscellaneous work

Air supported structures$5.62
Canopy (with no signage/lettering)per canopy
$207.27
Farm buildings, agricultural greenhouses$4.14
Manure storage facilityflat fee
$532.96
Portable classroomseach
$236.87

Residential decks, porches

  • uncovered
  • covered (supporting roof loads)

 

each $207.27

each $355.30

Shoring of excavations (stand alone permit application)per lineal m. $13.03

Single detached dwelling garages, carports, accessory structures:

  • equal to or less than 55 sq.m.
  • over 55 sq.m.
  • additional fee if plumbing is involved

 

each $207.27

each $325.70

$207.27

Temporary structures

Tents (individual or each group)

  • from 60 sq.m to 225 sq.m.
  • exceeding 225 sq.m.

 

 

each $207.27

each $296.09

Temporary buildingseach
$207.27
Underpinning (stand alone permit)per lineal m.
$17.77

Solar panels installed on:

  • Single detached/semi-detached buildings
  • All other buildings (per $1,000 construction value of works excluding solar panel costs)per building

 

$213.18/per building

$20.13

 

Underground structures (excluding fuel tanks)per structure
$473.74
Rack storage systems

$2.95

min. fee $592.17

Stand alone mechanical work (HVAC & Plumbing)

More than one fee category may apply per building/work proposed.

Heating, Ventilating and Air Conditioning (HVAC)

Group A, B, D, E, F$2.37

Group C – single/detached/semi-detached dwelling units

Other Group C Buildings

Additional fee if work proposed includes make-up air units, or rooftop units 

flat fee  $207.27

$2.37

flat fee
$207.27

Commercial kitchen exhausts, spray booths,
dust collectors, etc. (applies to installations on existing buildings when no other mechanical/plumbing work is proposed)
$414.51

Plumbing and drainage systems-Fixtures-Equipment-Systems

Piping single detached or semi detached dwellings:

  • Water services, sanitary and storm buried piping, repairs, replacements and additions of buried plumbing and drainage piping, pool drains
flat fee
$207.27

Piping (All other buildings)

  • Inside sanitary and storm piping, outside water services, sanitary and storm piping
per lineal m.
$3.54
Manholes, catchbasins, interceptors, and sumps, complete with pumps, roof drainseach
$14.34
Backflow prevention devices (requiring testing)each
$207.27
Backwater valves (sanitary)each
$207.27

Private Sewage system (new or replace):

  • Holding tank
  • Septic system (complete)
  • Septic bed
  • Septic system tank only

 

flat fee $734.30

flat fee $1006.68

flat fee $734.30

flat fee $426.36

Geothermal system for single/semi-detached/duplexflat fee
$497.42
Geothermal system for all other buildingsflat fee
$734.30

Administrative fees 

Additional plan review fees (in addition to permit fees charged due to any increase in floor area) as a result of changes made to the original permit application submission.

  1. After all reviews have been completed prior to permit issuance or after the permit has been issued (excludes new model submission for single detached dwellings, duplexes, semi-detached dwellings, or row townhouses)
  2. New model submission (single detached dwellings, semi-detached dwellings, duplexes, or row townhouses) made more than five business days after original permit application was submitted or post permit issuance.

 

 

 

per hour $153.97

min. fee $207.27

 

50% of original permit fee

Partial occupancy permitflat fee $663.23

Conditional permit (as per Section 8.(3) of Building Code Act) in addition to fee in section 3 above.

  • Single detached dwellings, duplexes, semi-detached dwellings or row townhouses
  • all other uses

 

 

per permit $325.70

per permit $710.61

Inspection to clear deficient permitflat fee $592.17
Inspection conducted after order issued under the Building Code Act where order has not been complied withper visit $207.27
Permission to defer permit revocationper permit $355.30
Permit for change of use (no construction)flat fee $207.27
Special inspection, excluding fire protection inspectionflat fee $473.74
(outside office hours-max 3 hours-upon request-based on staff availability)
Special inspection for fire protection itemsflat fee $592.17
(outside office hours-max 3 hours-upon request-based on staff availability)
Special inspection on holidaysSpecial inspection fee plus 50% of the special inspection fee
Transfer of permit (Ownership)flat fee $207.27
Special research requests per hour or part thereof $207.27
Certification of an additional set of drawings on the basis of which a permit was issued by the Chief Building Officialper set $207.27
Spatial separation (Limiting distance) agreementsper agreement $473.74
Alternative solutions reviewPer alternative form submission $473.74

Three day permit

  • Residential use (excluding apartment buildings)
  • All other uses

Additional fee equal to 50% of the original permit fee. Min. fee $325.70

Additional fee equal to 50% of the original permit fee. Min. fee $651.38

Occupancy permit (in accordance with the Ontario Building Code Div. C-1.3.3.4 & 1.3.3.5)

  • Additional copy of occupancy permit

no fee

 

flat fee $177.65

Liquor licence clearance letter

  • Not associated with a building permit or business license
  • Associated with a building permit or business license

 

flat fee $568.40

flat fee $325.70

Review of proprietary systems/equipment/components for Ontario Building Code conformance (including Compliance letter issuance)per item reviewed $355.30
Review of proprietary systems/equipment/components for Ontario Building Code conformance associated with permit or applicationper item reviewed $236.87
‘Not Ready’ re-inspectionflat fee $207.27
Construction fence inspectionflat fee per inspection $207.27
Order issued pursuant to the Act, except for Stop Work Order (Payment of these fees does not relieve any person or corporation from complying with the Act, the Building Code or any applicable law.)flat fee $236.87
Stop Work Order issued pursuant to section 14 of the Act (Payment of these fees does not relieve any person or corporation from complying with the Act, the Building Code or any applicable law.)flat fee $325.70
Work without permit100% of the original permit fee max. $9,649.05

Miscellaneous - Charges

For classes of permits not described or included in this schedule, a reasonable permit fee shall be determined by the Chief Building Official.

Refunds

Fee to be deducted from all refunds, for each field inspection that has been conducted after the permit has been issued - $207.27

Payment of these fees

does not relieve any person or corporation from complying with the Act, the Building Code or any applicable law.

 

Payment options

 1.   Cheque

2.  Credit card - Permit fees under $1,000 can be paid by credit card (MasterCard or Visa) in the office or by phone at 519-661-4555.

3.  In-person options - Debit, credit or cheque can also be submitted to our office, Path2Approval counter located on the second floor of City Hall during regular business hours.

4. Online banking - Please complete the Request for Online Banking Approval form and submit to building@london.ca to be approved.

 

Last modified:Thursday, February 29, 2024