Before you apply for a building permit

You need a permit before you start building, demolishing, or installing any of the following:

• Addition to an existing building 
• Additional Residential unit, also called a basement apartment
• Backflow preventer 
• In accordance with the Ontario Building Code and the City of London Water By-law, any existing or new reduced pressure backflow preventers, double check valves and pressure vacuum breakers are required to be inspected and tested by a City-registered tester upon installation, cleaning, repair, relocation, and annually thereafter. No removal of devices without City permission. 
• Balcony: Construction, replacement, or repair of balcony guards.
• Basement
• Finishing to create rooms or living space
• Basement apartment (second unit)
• Excavating to increase headroom
• Below-grade entrance or basement walkout
• Building or structure: Greater than 10 square meters or any size with plumbing.
• Change of use: Changing the purpose of a building.
• Communication or transmission tower: Greater than 16.6 meters high.
• Deck: Greater than 0.61 meters (2 feet) high.
• Detached garage
• Doors: Adding new or enlarging existing doors.
• Dormers
• Dust collector
• Fire alarm system
• Fire damage repair
• Fire suppression system
• Furnace ducts: alterations.
• Gas fireplace: Used for heating.
• Gazebo: Greater than 10 square meters.
• Generator: Connected to life safety equipment like fire alarms.
• Geothermal system
• Heating, ventilation, and air conditioning (HVAC) system
• Interior alterations
• Kitchen exhaust
• Loading dock
• Maglocks
• Mezzanine
• Parking structure: Multi-level parking lot.
• Patio for a restaurant
• Plumbing fixtures: Adding, removing, or relocating sinks, tubs, toilets, or showers.
• Plumbing drainage: Installation, replacement, or repair.
• Porch: That is covered.
• Private sewage system: Installation, replacement, or repair.
• Re-Cladding a building: Changing materials (e.g., from siding to brick).
• Roof extensions or alterations: To increase height or change slope.
• Rooftop HVAC replacements
• Satellite dish: Attached to a building or with an area of 5 square meters or more.
• Shed: Greater than 15 square meters or any size with plumbing.
• Sewer systems: Installation, repair, or replacement.
• Shoring and excavation
• Site servicing
• Skylights
• Solar panels
• Spray booths
• Sprinklers
• Sump pump: On a property in the Foundation Drainage Collection (FDC) System area.
• Temporary tents: Greater than 60 square meters.
• Underpinning foundation walls
• Weeping tile repairs or changes: On a property in the FDC System area.
• Windows: New or enlarging existing windows.
• Wood burning fireplace

• Cabinetry or cupboards
• Concrete pad
• Damp-proofing a basement
• Deck: Less than 600 mm (2 feet) in height
• Decorations
• Doors: Replacing an existing door with the same size
• Driveway: Widening or resurfacing
• Eavestrough: If drainage is contained within the property
• Fence
• Decorative gas fireplace
• Furnace replacement: If it’s of higher efficiency than the existing one
• Gazebo: 10 square meters or less
• Landscaping work
• Minor masonry repairs
• Painting
• Parking lots: Without catch basins, including new lots, expansions, or painting new lines
• Pergola
• Playground equipment
• Plumbing fixture replacement: In the same location (e.g., sink, tub, toilet, shower)
• Re-cladding a building: With the same material (e.g., siding to siding, brick to brick)
• Re-shingling a roof
• Retaining wall: Less than one meter high
• Shed: Less than 15 square meters, one-storey, free-standing, used for storage, and without plumbing
• Windows: Replacing an existing window with the same size

1. Check if your project needs a permit: First, look at the City’s list of projects that need a permit. This will help you determine if you need to apply for a building permit.

2. Review zoning regulations: Before you start, check the City of London’s zoning bylaw. This will show if there are any restrictions on what you can build on your property.

3. Understand costs and timelines: Make sure you know how much a building permit will cost and how long it will take to get it. Plan your budget and timeline accordingly.

4. Prepare your documents: You'll need different forms, drawings, and documents based on your project type. Find out what you need to submit for your building permit application.

It is strongly recommended to work with a design professional, like an architect or a qualified designer, to ensure your drawings meet the Ontario Building Code and the City’s zoning rules.

5. Check for additional approvals: Depending on your project and property location, you may need extra approvals before you can get your building permit. Here are some common ones:

• Conservation authority approval: If your property is regulated by a conservation authority, like the Upper Thames River Conservation Authority, you'll need their approval.
• Heritage approval: If your property is a listed or designated heritage site, you’ll need heritage approval. Learn more about Heritage approvals here.
• Ontario Ministry of Transportation approval: For properties in MTO-controlled areas, you’ll need approval from the Ontario Ministry of Transportation.
• Site plan approval: If your property is in a site plan control area, you’ll need site plan approval. For details, email plandev@london.ca.
• Tree removal permit: If you plan to remove or damage trees on public or private property, you might need a tree removal permit.
• Committee of adjustment approval: If your project doesn’t meet current zoning by-law requirements, you might need approval from the Committee of Adjustment.

Additional residential units: An Additional Residential Unit (ARU) is a separate, self-contained dwelling within the same building or on the same lot as an existing home. It should have its own kitchen, bathroom, and entrance.

Additional residential units 
 

The cost of a building permit depends on several factors, including the size, type, and use of your project. Here’s a breakdown of what to expect:
 

• Initial fees: When you apply for a permit, you'll pay a deposit. This deposit will go towards your total permit cost. The City will calculate the final amount once your permit is ready to be issued.
• Residential properties: The minimum fee is $250.80.
• Non-residential properties: The minimum fee is $537.41.
• Fee details: For more information on fees for different types of projects, check the Building B-7 By-law. 

Additional fees
You may need to pay extra fees, like development charges or additional permit fees, before your permit is finalized.
 

The time it takes to get a permit depends on a few factors, including the quality of your application and how quickly you respond to any requests for additional information. If your application is incomplete, we may need to ask for more details, which can extend the review process.

To ensure everything goes smoothly, we recommend applying for your building permit well before your planned construction date.

The processing timelines for permit applications are outlined below. These provincially mandated timeframes begin once an application is deemed complete.

10 Business Days

• Permits for new homes, additions, and renovations (including single detached, semi-detached, cluster single detached, and townhouses)
• Permits for decks, sheds, and detached garages servicing houses
• Permits for temporary tents

15 Business Days

• Permits for new townhouse blocks
• Permits for new buildings, additions, and renovations up to three storeys in height, with a building area not exceeding 600 sq m, excluding assembly, care, detention, or high hazard industrial occupancy
• Permits for secondary dwelling units in houses

20 Business Days

• Permits for new buildings, additions, and renovations exceeding three storeys and/or 600 sq m in area
• Permits for assembly, care, detention, or high hazard industrial occupancies

30 Business Days

• Permits for high-rise buildings, buildings with interconnected floor space, or post-disaster buildings

Additional Permit Types

• Demolition permits cannot be applied for through our online portal at this time. Please email your application and clearance form to building@london.ca
• Partial occupancy permits
• Change of use permits

Drawings and documents required for residential projects:

• Architectural: Architectural Drawings/plans, Structural Plans (if ARCH plans contain P. Eng. Stamp) 
• EEDS: Energy Efficiency Design Summary Form, BOP, HOT2000 reports 
• HVAC: HVAC Calculations 
• HVAC Layout: HVAC Layouts 
• SEPTIC: Schedule 2 Form, Septic Design 
• SITE: Lot Grading Certificate, Lot Grading Plan 
• Structural: Structural Letters, Structural Details (reference in letter) 
• Supporting Documents: Owner’s Authorization Letter, Schedule 1 Form (ARCH and HVAC), Retainer Letter, UTRCA Clearance, HAP or Heritage Clearance, CCMC reports, Methane report, Conditional Permit Agreement 
• TJI: Member reports of TJIs and Beams contained on TJI Layouts 
• TJI Layout: Engineered floor joist layouts (signed by Schedule 1 designer), Blocking details reference on layouts 
• TRUSS: Truss member reports, Hanger details 
• TRUSS Layout: Truss layout (signed by Schedule 1 designer) 

Drawings and documents required for non-residential (commercial or industrial) projects:

• Architectural: All Architectural plans, Fire Stopping Spec Sheet, Shop Drawings 
• Civil: All Water Drainage (Site Servicing) plans 
• Electrical: All Electrical and Fire Alarm Drawings 
• Fire Protection: All Fire Protection Drawings 
• Geotechnical: All Geotechnical/Soil Reports 
• GRCC: General Review Commitment 
• Mechanical: All Mechanical, HVAC, Plumbing and Septic plans, Air, SB-10 Forms, Fire Suppression, Energy Form 
• Plumbing: Plumbing and Septic Drawings 
• SITE Plan: All Site Plan Drawings 
• Sprinkler: All Sprinkler Drawings and Hydraulic Calculations 
• Structural: All Structural plans, guardrails/handrails 
• Supporting Documents: Owner’s authorization letter, Schedule 1 or Schedule 2 forms, Heritage information, UTRCA documents, CCMC reports, Integrated Testing Coordinator Form, Site Visit Report 
• Water Drainage: All Water Drainage (Site Servicing) Drawings 

When uploading your drawings and documents to the portal, please follow these guidelines:

• File format: Save all files as PDF. Secure or protected PDFs will not be accepted.
• Color and orientation: Use greyscale and landscape orientation.
• Individual files: Upload each drawing type as a separate file.

We strongly recommend working with a design professional such as an architect, professional engineer, or qualified designer to create detailed and accurate drawings. These should comply with the Ontario Building Code and London’s Zoning By-law. You'll need to submit these drawings with your permit application.

For non-residential and multi-residential properties (e.g., apartments and condos), all drawings must be signed, sealed, and dated by a licensed architect, professional engineer, qualified designer, or homeowner.

Send any revisions or additional documents for your building permit application to: revisions@london.ca

• Subject line: Must include the municipal address and permit application number.
• Naming conventions: Follow the naming guidelines outlined in the above document lists.
• File submission: Each submission should address all deficiency items in a single PDF file. Submitting only partial revisions may cause delays.

Architectural drawings are detailed illustrations that show the design, layout, and construction details of a building or structure. They provide crucial information to builders, contractors, and engineers, detailing how a structure should be built. These drawings typically include:

• Floor plans: Views from above showing the arrangement of rooms, walls, doors, and windows.
• Elevations: Exterior views of the building showing its appearance from the outside.
• Sections: Cut-through views revealing how different parts of the structure fit together.
• Details: Close-up drawings of specific parts, like window frames or staircases.

These drawings are necessary for new construction projects, as well as for additions and renovations to existing buildings.

For small structures (like single and semi-detached houses, sheds, and garages) designed under Part 9 of the Ontario Building Code, a qualified designer with a BCIN (Building Code Identification Number) certification, or an engineer or architect licensed in Ontario can prepare the drawings.

For larger or more complex buildings (like restaurants, schools, or residential buildings over 3 storeys or 600m²) designed under Parts 3 or 4 of the Ontario Building Code, an engineer or architect licensed in Ontario is required to prepare the drawings.

A site plan is a detailed drawing showing the layout and arrangement of buildings and other features on a property. It’s needed for large projects, any additions, and small residential structures. Key elements might include:

• Lot area
• Proposed building footprint
• Existing structures (if any)
• Property lines
• Setbacks from property lines
• Zoning details and lot coverage percentage

For new semi-detached or single-family homes, a lot grading certificate or plan is required. This is obtained from a geotechnical engineer.

Structural drawings detail how the supporting and load-bearing parts of a building are designed and installed. These are typically prepared by engineers licensed in Ontario and are based on the architectural plans. They are needed for new constructions, additions, and renovations for various types of buildings.

Structural drawings might also be required for small buildings, like single or semi-detached houses, if they include elements not covered by Part 9 of the Ontario Building Code.

An engineered truss package includes detailed plans for roof trusses, which are prefabricated components that support the roof. This package is created by a truss manufacturer and signed by a Schedule 1 designer. It is often required for small building permits, including new single or semi-detached houses.

An engineered floor package details the layout of prefabricated floor joists or trusses. Created by a joist manufacturer and signed by a Schedule 1 designer, this package is used instead of conventional floor framing for small buildings, such as new single or semi-detached houses.

Electrical drawings show how lighting, exit signage, and fire alarm systems are designed and installed. These drawings, prepared by engineers licensed in Ontario, are needed for new constructions and renovations, particularly for larger buildings.

Fire protection drawings detail the installation of fire suppression systems, sprinklers, or standpipes in a building. Prepared by engineers, these drawings are required for new systems or major renovations. Sprinkler shop drawings and hydraulic calculations are always required for new systems and significant changes to existing ones.

Mechanical drawings show the design and layout of heating, ventilation, and air conditioning (HVAC) systems. For new or altered HVAC systems in larger buildings, these drawings are prepared by engineers licensed in Ontario. For small buildings like single or semi-detached houses, a qualified BCIN designer can prepare the HVAC drawings.

SB-10 forms are used to show that a building meets the energy efficiency requirements of the Ontario Building Code. They are required for new industrial, commercial, institutional buildings, and residential buildings larger than 600 m² or more than three storeys.

Plumbing drawings detail the construction of domestic water, sanitary, storm drainage, and venting systems. These are prepared by engineers licensed in Ontario and are necessary for new construction and significant renovations, particularly for larger buildings.

Civil drawings show how site services like water and drainage systems connect to municipal infrastructure or private systems. Prepared by engineers licensed in Ontario, these drawings are needed for new water and drainage systems and for changes to existing systems.

If you’re applying for a permit and aren’t the property owner, you must provide a letter from the owner authorizing you as their agent.

Includes provincial regulations, in addition to the Ontario Building Code, that may be applicable to your building permit application.

This is required for buildings under Parts 3 or 4 of the Ontario Building Code, this commitment ensures that an architect or professional engineer reviews the construction to verify its compliance with the approved permit documents.

For projects under Part 9 of the Ontario Building Code where no architect or engineer is responsible, this form details who reviews and takes responsibility for design activities.

This form is required for sewage system installations, this form certifies that the installer is properly qualified.

Provided by the Canadian Construction Materials Centre, this report evaluates construction products not covered by the Ontario Building Code for compliance with Canadian standards.

These reports assess soil conditions and bearing capacity, required for various types of buildings, especially those on methane sites or with engineered fill.

These drawings show details for metal components like stairs, handrails, etc. it is required for buildings with these elements as part of the permit.

If your property is designated as heritage or located in a heritage area, you may need approval or a heritage alteration permit. Click here for the interactive map.

This form is needed when fire protection systems are integrated and require whole-system testing. The ITC Form must be filled out by the individual performing the testing required under the Ontario Building Code.

If your property is in a regulated area, you need permission from the Upper Thames River Conservation Authority (UTRCA) before starting activities like construction or site grading. Click here for the interactive map.