Navigating Ontario’s Permit Process for Major Home Renovations

Why Permits Matter — and Why They’re Worth It

Whether you’re expanding your kitchen, finishing a basement, or adding a second story, every major renovation in Ontario must meet provincial and municipal building standards. Permits aren’t red tape — they’re your project’s safety net.

At De Simone Designs, we help Niagara homeowners navigate approvals from concept to completion, ensuring each project meets the Ontario Building Code (OBC), zoning bylaws, and safety standards.

Permits protect:

• Your safety: Verifying structural and electrical integrity.

• Your investment: Ensuring resale and insurance compliance.

• Your peace of mind: Preventing costly stop-work orders or retrofits later.

1. When You Need a Building Permit

In Ontario, any renovation that changes structure, plumbing, or use generally requires a permit. Common examples include:

• Home additions or second-story builds

• Basement apartments or secondary suites

• Structural wall removal

• New decks, porches, or garages

• Altered plumbing, HVAC, or electrical layouts

Minor cosmetic changes — like painting, flooring, or cabinetry replacement — rarely require one. But if in doubt, always ask a professional; municipalities such as Niagara Falls, St. Catharines, and Grimsby enforce local variations.

2. Step-by-Step: Ontario’s Permit Process Simplified

Step 1: Design & Drawings

Every permit begins with BCIN-certified drawings prepared by a qualified designer or architect. De Simone Designs provides:

• Scaled floor plans, elevations, and site drawings

• Structural layouts and details

• Code-compliant documentation for zoning and setbacks

Step 2: Application Submission

Your municipality’s building department reviews all documentation for compliance with:

• Ontario Building Code

• Local zoning bylaws (lot coverage, height, and use)

• Heritage or conservation authority requirements (if applicable)

We handle submission directly through digital portals or in-person filings for Niagara municipalities.

Step 3: Plan Review & Revisions

Officials may request clarifications or small changes. Because our plans are prepared to OBC standards, approvals are typically faster.

Step 4: Permit Issuance

Once approved, you’ll receive an official building permit placard — your authorization to begin work.

Step 5: Inspections & Compliance

Throughout construction, city inspectors verify each stage — from framing to insulation to final occupancy. De Simone Designs coordinates inspection scheduling and documentation so your project stays on track.

3. How De Simone Designs Simplifies the Process

Renovations are complex — permits shouldn’t be. Our team streamlines every step by:

• Preparing all OBC-compliant drawings and forms

• Liaising with engineers, planners, and inspectors

• Managing zoning variances and Committee of Adjustment submissions

• Coordinating with contractors to ensure the design intent matches construction reality

Because we’re based in Niagara, we know local department expectations — from Niagara Falls’ digital permitting system to rural township paper applications.

4. Common Challenges — and How We Solve Them

Zoning Conflicts: Lot coverage or height limits may restrict additions.→ We provide alternative solutions or variance documentation.

Heritage Properties: Niagara-on-the-Lake homes often fall under Heritage Act jurisdiction.→ Our designs respect historic façades while meeting modern needs.

Incomplete Drawings: Missing details cause review delays.→ Every De Simone submission is complete the first time — minimizing back-and-forth.

Unexpected Code Changes: Building codes evolve regularly.→ Our BCIN-certified designer stays current with all OBC updates.

5. Permit Costs and Timelines

Typical permit fees range from $300 – $2,500, depending on project size and municipality. Review timelines vary:

• Small renovations: 10–15 business days

• Additions or new homes: 20–30 business days(assuming drawings are complete and accurate)

Working with an experienced designer can save weeks — and thousands of dollars — by avoiding resubmissions.

6. Why Compliance Adds Value

A properly permitted renovation increases property value, resale potential, and buyer confidence. Unpermitted work, however, can delay closings or trigger costly legal remediation.

In Niagara’s competitive housing market, code-compliant renovations stand out — offering transparency, safety, and documentation future buyers trust.

7. The De Simone Advantage

Our comprehensive service makes the permit process effortless:

• BCIN-certified design expertise

• Zoning research & variance support

• Turnkey permit submission

• Coordination with engineers and inspectors

• OBC-compliant documentation

Whether it’s a full addition, secondary suite, or structural renovation, we handle every technical detail — so you can focus on design and results.

Your Vision, Fully Approved

Every successful renovation starts with a solid foundation — and a legal one. At De Simone Designs, we turn complex Ontario permit processes into seamless experiences, protecting your investment from concept to completion.

📞 Ready to plan your renovation the right way? Let’s make your design vision fully compliant — and completely stress-free.

👉 Contact De Simone Designs today.