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Guide to Building Permits

 

There are many types of building permits. In this section, learn about the different types of applications, and what forms, drawings and documents are required for each.

If you are unsure of what building permit type is most appropriate for your project, please contact the Building Counter at 905.475.4870 to confirm before submitting your application.

General Information

These requirements apply to all building permit types.

All submitted drawings must be on standardized sized sheets, drawn to scale, fully dimensioned, signed and dated.

Drawings by a designer must include: the designer’s name, designer’s contact information, qualification identification number (if applicable), signature, and stamp / statement that the person has reviewed and taken responsibility for all design activities.

Learn how to apply for a permit, on our Making a Building Permit Application page.

Learn about our digital plans review system , please see our ePLAN Guides and Tutorials.

For additional information regarding permits for green building systems (solar panels, wind turbine generators, storm sewage and greywater use, etc), please see our Green Building page.

Housing (HP)

Housing refers to detached houses, semi-detached houses, or townhouses (less than 4 storeys) containing not more than two dwelling units. A housing permit applies to these buildings or accessory structures to these buildings. The work includes new buildings, additions to existing buildings, and interior alterations. If the project is limited to plumbing only, then a plumbing permit (PP) should be applied for.

Examples of housing permits include: Custom homes, detached garages, sheds, finished basements, wall removal, unenclosed porches, non-stacked townhouse blocks.

Required Forms

Required Documentation

  • Approval Documents required by Applicable Law

  • Lot Grading Approval (for new homes, additions or accessory buildings. For more information, refer to the Residential Infill Grading and Servicing Application Process through Markham Engineering)

  • Shop drawings for pre-engineered floor systems

    • Framing Plan

    • Beam calculation sheets sealed by a P.Eng

  • Shop drawings for prefabricated roof trusses

    • Framing plan

    • Truss calculations sheets sealed by a P.Eng

  • Mechanical Ventilation Design Summary

  • Heat loss / heat gain / duct calculations

Required Drawings

  • Site plan

    • Zoning Summary (permitted / proposed)

    • Property lines referenced to a current survey

    • Location of all proposed & existing buildings

    • Overall dimensions of all buildings (width / length)

    • Proposed finished first floor & basement elevations)

  • On-site Sewage System (for properties served by private systems)

    • System drawings & details

    • Statement of Design

  • Architectural Plans

    • Existing floor plans (required for all additions and alterations)

    • Floor plans of every floor level (specify rooms)

    • Building elevations with limiting distance calculations (for new buildings, additions, or when existing exterior walls are altered)

    • Stair, landings, deck, guards and handrail details

    • Details and construction notes / specifications

  • Structural (may be incorporated into Architectural Plans)

    • Footing / Foundation design

    • Floor framing plan (including posts, beams, joists, lintels)

    • Roof framing plan (including posts, beams, joists, lintels)

  • Mechanical (HVAC) Plans

Special Requirements

  • Declaration Letter, prepared and signed by the architectural designer, confirming the total number of dwelling units proposed in the block. Where accessory dwelling units are proposed, the letter must state the number of main dwelling units and the number of accessory dwelling units and include a list of the municipal addresses for the townhouse units containing accessory dwelling units.

  • Townhouse Blocks

    • Architectural Block plans of each floor level

      • Must indicate proposed layout of each unit, including any “optional” floor plans that will be constructed in that lot.

      • Architectural / structural unit floor plans are optional. If provided, must be submitted on a single sheet and only indicate the actual options / layouts being constructed.

  • Block elevations with limiting distance calculations

  • Firewall and party wall sections / details

  • Mechanical package (HVAC) for non-stacked townhouse units can be submitted for individual units or for entire block

  • Mechanical package, including plumbing, for stacked townhouse units must be submitted as block plans (similar to an apartment building)

  • Siting plan must indicate name of Model, Elevation, Standard or Reverse and any units where accessory dwelling units are proposed

 

Accessory Dwelling Units

An accessory dwelling unit is a self-contained second residential unit constructed within a house. The unit may be in any part of the house, including the basement or above a garage. 

Our Guide to Accessory Dwelling Units explains the process and requirements for obtianing ab uilding permit to construct an accessory dwelling unit and register the unit with Markham Fire and Emergency Services.

Required Forms

Required Documentation

  • Approval Documents required by Applicable Law

Required Drawings

  • Site plan

    • Zoning Summary (permitted / proposed)

    • Property lines referenced to a current survey

    • Location of all proposed & existing buildings

    • Overall dimensions of all buildings (width / length)

    • Proposed finished first floor & basement elevations (for new buildings or additions)

  • On-site Sewage System (for properties served by private systems)

    • System drawings & details

    • Statement of Design

  • Architectural Plans

    • Existing floor plans (required for all additions and alterations)

    • Floor plans of every floor level (specify rooms). 

      • Label use of each space, provide dimensions, ceiling height

      • Show window and door location and sizes

      • Indicate location of fire separations

    • Show electrical lighting, control switches and outlets, interconnected smoke alarms, and when required, the location of battery powered emergency lighting units.

    • Building elevations showing Second Unit Entrance and Egress/Exit Windows. Include limiting distance calculations (for new buildings, additions, or when existing exterior walls are altered)

    • Sections and Wall / Celing / Fire Separation Construction Details

    • Construction Details of Egress Windows

    • Details and construction notes / specifications

  • Structural (may be incorporated into Architectural Plans)

    • Footing / Foundation design

    • Floor framing plan (including posts, beams, joists, lintels)

    • Roof framing plan (including posts, beams, joists, lintels)

  • Mechanical (HVAC/Plumbing) Plans (may be incorporated into Architectural Plans)

    • location of all heating supply outlets and return air grilles, exhaust air intakes, duct-type smoke detectors

    • Provide exhaust fans over ranges, within bathrooms and all rooms not equipped with a window providing natural ventilation to the outdoors

    • Show location of plumbing fixtures

Non-Housing (NH)

A non housing permit applies to a new building, addition or exterior alteration for any building except housing. Non housing permits include temporary event structures. A non housing permit also applies to interior alterations where a change of use under Part 10 of the Ontario Building Code is proposed.

Examples of non housing permits include: warehouse additions, parking structures, apartment buildings, temporary tents, commercial shell building, stacked townhouse block, changing an existing retail space to a restaurant (assembly use).

Required Forms

Required Documentation

  • Approval Documents required by Applicable Law

  • Subsurface Investigation Report

  • Heat loss / heat gain / duct calculations

  • Mechanical equipment & Design specifications

  • Construction Fire Safety Plan (for mid-rise wood construction projects)

Required Drawings

  • Site plan

    • Zoning Summary (permitted / proposed)

    • Property lines and lot area referenced to a current survey

    • Location of all proposed & existing buildings

    • Overall dimensions of all buildings (width / length)

  • On-site Sewage System (for properties served by private systems)

    • System drawings & details

    • Statement of Design

  • Architectural Plans

    • Ontario Building Code Data Matrix

    • Existing floor / mezzanine plans (required for all additions and alterations / change of use)

    • Proposed floor / mezzanine plans

    • Fire separation locations

    • Building elevations with limiting distance calculations (for new buildings, additions, or when existing exterior walls are altered)

    • Stair and ramp details (including guard and handrail details)

    • Room Finish and Door schedules

    • Sections, details and construction notes / specifications

  • Structural Plans

    • Footing / Foundation plans (including design loads)

    • Floor framing plans (including design loads)

    • Roof framing plans (including design loads)

    • Column and beam schedules

    • Sections and details

  • Mechanical (HVAC & Plumbing) Plans

    • HVAC drawings

    • Fire protection systems (sprinkler, standpipe)

    • Plumbing drawings (fixtures, water, drains, venting)

    • Plumbing riser diagrams

  • Electrical & Fire Protection plans

    • Electrical supply & distribution plans

    • Fire protection plans

    • Riser diagrams and fire alarm zoning information

  • Site Servicing / Grading

    • Municipally approved site grading plan

    • Municipally approved site servicing plan

 

Alterations (AL)

An alteration permit is used for an interior alteration on any building except for housing. This includes new partitions, interior demolitions, mechanical work, changes to fire protection systems, new partitions, etc. If the project is limited to plumbing only, then a plumbing permit (PP) should be applied for.

Examples of alteration permits include: tenant fit-up, fire alarm upgrades, maglock installations.

Required Forms

Required Documentation

  • Approval Documents required by Applicable Law

  • Heat loss / heat gain / duct calculations

  • Mechanical equipment & Design specifications

Required Drawings

  • Site plan

    • Zoning Summary (permitted / proposed)

    • Property lines and lot area referenced to a current survey

    • Location of all proposed & existing buildings

    • Overall dimensions of all buildings (width / length)

  • On-site Sewage System (for properties served by private systems)

    • System drawings & details

    • Statement of Design

  • Architectural Plans

    • Ontario Building Code Data Matrix

    • Key Plan showing location of unit within building

    • Existing floor / mezzanine plans

    • Proposed floor / mezzanine plans

    • Fire separation locations

    • Stair and ramp details (including guard and handrail details)

    • Room Finish and Door schedules

    • Sections, details and construction notes / specifications

  • Structural Plans (where structural alterations are required)

    • Footing / Foundation plans (including design loads)

    • Floor framing plans (including design loads)

    • Roof framing plans (including design loads)

    • Column and beam schedules

    • Sections and details

  • Mechanical (HVAC & Plumbing) Plans (where mechanical alterations are required)

    • Equipment & Design specifications

    • Fire protection systems (sprinkler, standpipe)

    • Plumbing drawings (fixtures, water, drains, venting)

    • Plumbing riser diagrams

  • Electrical Plans (where electrical alterations are required)

    • Electrical supply & distribution plans

    • Fire protection plans

    • Riser diagrams and fire alarm zoning information

 

Demolition (DP)

Demolition permits are required when a building’s footprint will be decreased. This may be the entire building or only a portion of it. Exterior walls must be included in the scope of work. If the demolition is for interior spaces only, then an alteration permit (AL) should be applied for.

Prior to issuance of a demolition permit,  a pre-demolition inspection is conducted. The purpose of this inspection is to confirm that the structure is vacant, the site is fenced in accordance with the Building By-Law and the building subject to the demolition exist. Demolition permits are not issued where there is no building on site or demolition of the building has commenced.

Required Forms

Required Documentation

  • Approval Documents required by Applicable Law

  • Environmental Building Audit confirming presence / absence of hazardous materials or designated substances

Required Drawings

  • Site plan

    • Identify building to be demolished and the location of fencing required to protect the site and adjacent properties

    • Identify area of excavation, proposed depth of excavation and the location of foundation walls for the new custom home (for infill projects only)

    • Property lines and lot area referenced to a current survey

  • Temporary shoring plan required for infill housing projects where:

    • New foundation walls will be 1.8 m or less from an adjacent property line, or

    • Excavation will be within 1.2 m of a property line

Additional Requirements

If the building exceeds 3-storeys in building height, exceeds 600 square metres in building area, or includes pre-tensioned or post-tensioned members, or if the demolition will extend below the level of the footings of an immediately adjacent building, or if explosives / lasers are proposed to be used for the demolition, then the following additional items are required to be submitted with the permit application:

Plumbing (PP)

A plumbing permit is a required for any plumbing work located within a building or on private property. When the work is part of a larger project, a separate plumbing permit is not required.

Examples of plumbing permits include: site servicing, pre-servicing connection, fixture installation with no other construction, backflow preventer installation.

Required Forms

Required Documentation

  • Approval Documents required by Applicable Law

  • Cross-connection survey (for backflow preventer installations)

Required Drawings

  • Draft plan of Subdivision (for pre-servicing connections)

  • Floor Plan with fixture locations (for fixture installations in existing single-detached dwelling, semi-detached dwelling or non-stacked townhouse units)

  • Plumbing Plans (for fixture installations in multi-residential or non-residential buildings )

    • Plumbing drawings (fixtures, water, drains, venting)

    • Plumbing riser diagrams

  • Site Servicing / Grading (for site servicing applications)

    • Municipally approved site grading plan

    • Municipally approved site servicing plan

    • Architectural site plan including locations of fire hydrants

  • On-site Sewage System (for properties served by private systems)

    • System drawings & details

    • Statement of Design
Temporary Events Structures

A building permit is required for a temporary tents or group of tents that meets any of the following conditions:

  • A single tent with an area of 60 m2 or more,

  • A group of tents with an aggregate area of 60 m2 or more,

  • A tent of any size that is attached to a building, or

  • One ore more tents that are less than 3 m from adjacent structures.

A demountable stage consists of one or more platforms together with any wall, roof or other structure attached to or located on any of the platforms. A building permit is required for a temporary stage that meets any of the following conditions:

  • The platform(s) has an aggregate area more than 60 m2 and any part of the platform(s) is more than 3 m in height above adjacent ground level,

  • The platform(s) has an aggregate area more than 225 m2, or

  • Any part of the platform(s) or any roof, wall or structure attached to or located on any platforms is 5 m or more in height above adjacent ground level.

A demountable support structure is a structure that is not attached to or located on a stage and is capable of supporting banners, stage sets, props, sound equipment, lighting equipment or other equipment. A building permit is required for a demountable support structure under the following conditions:

  • The demountable support structure is more than 3 m in height above adjacent ground level, or

  • The demountable support structure is designed to carry a superimposed specified load greater than 115 kg, or

  • The demountable support structure would create a hazard to the public.

Temporary tents, stages and demountable support structures require a non-housing (NH) permit application. Refer to our Quick Guide for Temporary Event Structures for information on submitting the application through our ePLAN system and the applicable Submission Standards for the drawings and documents.

Note: In order to ensure there is sufficient time to process your application, the Applicant Upload Task must be completed at least 6 weeks before the event.

Required Forms

Required Documentation

  • Approval Documents required by Applicable Law

  • Shop Drawings (dimensioned plans, elevations, sections, construction details/notes)

  • Document confirming the flame spread rating of tent material.

Required Drawings

  • Site plan identifying the location of all temporary and permanent structure(s), dimensions of proposed temporary structures, and clearances to adjacent structures.

 

Sign (SP)

This applies to the installation of permanent signs such as: wall signs, ground signs, and projecting signs. It also applies to specific types of temporary signs, including: real estate development signs, subdivision development signs and hoarding signs.

Required Forms

Required Documentation

  • Approval Documents required by Applicable Law

Required Drawings

  • Site plan identifying location of the sign

  • Building elevation drawings

    • Position of the sign

    • Dimensions of the sign face

    • Length / height of the wall

  • Sign drawings

    • Sign dimensions

    • Wording of the sign face

    • Lighting

    • Structural details (e.g., mounting, weight of fascia signs, foundations)

    • Support structures (for ground signs)

Note: The drawings must be prepared by an Architect or Professional Engineer where the sign is a wall sign weighing more than 115 kg, a roof sign with a face greater than 10 square metres, or a projecting sign on a parapet wall.

 

Pool Enclosure (PE)

This applies to the installation of required fencing around in-ground and above-ground pools installed on residential properties. the permit must be obtained prior to the construction of the pool.

Detailed criteria for the design of the pool enclosure are outlined in Markham's Swimming Pool By-law.

Required Forms

Required Documentation

Required Drawings

  • Site plan prepared using a current survey

    • Location of property lines, existing buildings and proposed pool

    • Details of the proposed fence (height, type of material, location)

    • Gate location and details (must be self-closing and self-latching)

    • Location of septic system (for properties with a private on-site sewage system)

 

Certified Model (CM)

A certified model application is not a permit application. Certified models are a unique building design, that are intended to be constructed on multiple lots (e.g., in a subdivision). Instead of submitting for a lot-specific application, a certified model may be applied for. Once approved, the certified model is referenced in a repeat housing (RP) permit application for a specific lot.

Examples of certified models include: single detached dwelling, semi-detached dwelling, detached garage, semi-detached garage.

Townhouse units are not eligible for the certified model program.

Required Forms

Required Documentation

  • Shop drawings for pre-engineered floor systems

    • Framing Plan

    • Beam calculation sheets sealed by a P.Eng

  • Shop drawings for prefabricated roof trusses

    • Framing plan

    • Truss calculations sheets sealed by a P.Eng

  • Mechanical Ventilation Design Summary

  • Heat loss / heat gain / duct calculations

Required Drawings

  • Architectural Plans

    • Existing floor plans (required for all additions and alterations)

    • Floor plans of every floor level (specify rooms)

    • Building elevations with limiting distance calculations (for new buildings, additions, or when existing exterior walls are altered)

    • Stair, landings, deck, guards and handrail details

    • Details and construction notes / specifications

  • Structural (may be incorporated into Architectural Plans)

    • Footing / Foundation design

    • Floor framing plan (including posts, beams, joists, lintels)

    • Roof framing plan (including posts, beams, joists, lintels)

  • Mechanical (HVAC) Plans

Repeat Housing (RP)

A repeat housing permit is a permit application for a new building where a previously approved Certified Model is being constructed.

Examples of repeat permits: single detached dwelling, semi-detached dwelling, detached garage, semi-detached garages.

Required Forms

Required Documentation

  • Approval Documents required by Applicable Law

Required Drawings

  • Site plan

    • Zoning Summary (permitted / proposed)

    • Property lines referenced to a current survey

    • Location of all proposed & existing buildings

    • Overall dimensions of all buildings (width / length)

    • Proposed finished first floor & basement elevations)

    • Stamped by a grading engineer, confirming that it complies with the approved grading plan for the subdivision

    • Indicate name of Model, Elevation and Standard or Reversed

    • If the model contains an Accessory Dwelling Unit, the accessory dwelling unit must be noted on the siting plan.

Alternative Solution (AS)

An Alternative Solution is not a permit application. It is a proposal to allow an alternate design and / or measure in lieu of the prescriptive requirements under Division B of the Ontario Building Code. An Alternative Solution submission must reference a building permit application currently under review.

It is required that you contact the Building Standards Department in advance of submitting an Alternative Solution. Please e-mail Building Standards for further instructions.

Required Forms

Required Documentation

  • Reports or other supporting documents referenced in Application

 

Conditional Building (CP)

A conditional building permit is a special permission that is sometimes issued where the issuance of a building permit is delayed due to extended timelines of the final stages of Planning and other approval processes. It is issued at the discretion of the Chief Building Official, when the applicant can show that the approvals are routine and forthcoming. If you are considering a conditional building permit application, please review our Guide to Conditional Permits.

It is required that you contact the Building Standards Department in advance of submitting a conditional permit application. Please e-mail Building Standards for further instructions.

Required Forms

Required Documentation

  • Deed or other document confirming owner and legal description of property