A permit isn’t paperwork for its own sake. It gets a second set of trained eyes on the work that can hurt people or the house if it’s done wrong, before that work disappears behind a wall.
Who decides
- United States. Many cities and counties adopt the International Residential Code (IRC), then amend it. Section R105.2 lists work exempt from permits, and each place edits that list. Federal Way, Washington’s version, for example, exempts fences up to 6 ft high, though other places that use the IRC allow taller ones. Same model code, different local answer.
- Canada. Building permits are issued by your municipality under your provincial building code. Electrical and gas work are usually regulated separately by a provincial safety authority, so you can need a building permit and an electrical permit for the same job.
Always check your own building department’s website or call it before you start. Most publish a “do I need a permit” page like Toronto’s.
Projects that usually need a permit
These come from Toronto’s list and the IRC’s structure. Your city’s thresholds may differ.
- Decks above a certain height. Toronto requires a permit for a deck more than 60 cm (24 in.) above the ground.
- Larger sheds and accessory buildings. Toronto requires one for a shed of 15 m² (161 sq ft) or more, and for any accessory structure attached to a building or containing plumbing, regardless of size.
- Adding or removing walls, or changing room sizes or uses.
- New or changed plumbing and heating systems, as opposed to swapping a fixture.
- Finishing a basement when it involves structural changes, new plumbing or heating, excavation, a new entrance or a second suite.
- Demolition of all or part of a building.
- Most electrical work. In Ontario, even small jobs need a notification of work (permit) with the Electrical Safety Authority before you begin.
- Gas lines and gas appliances. In most places only licensed gas fitters may do this work at all. See When to call a licensed pro.
Projects that usually don’t
- Painting, flooring, cabinets and countertops. Toronto lists cabinetry and millwork as exempt.
- Replacing plumbing fixtures like a faucet or toilet, and clearing clogs or repairing leaks. Federal Way’s R105.2 list exempts clearing stoppages and repairing leaks, but replacing concealed piping still needs a permit.
- Re-roofing with the same kind of material, when no structural work is needed (Toronto).
- Low decks and small sheds under your city’s limits. Toronto exempts an uncovered deck no more than 60 cm above grade and a one-storey storage shed under 15 m² with no plumbing.
- Fences, often, up to a height your city sets.
“Exempt from a permit” doesn’t mean exempt from the rules. An exempt deck or shed still has to meet the building code and the zoning bylaw: setbacks from property lines, maximum lot coverage, height limits. Toronto says this outright.
Electrical work: who’s allowed to do it
This varies more than anything else.
- Ontario: homeowners may do electrical work in their own home, but must file a notification with ESA before starting, have the work reviewed when it’s complete, and must not cover it up before ESA has seen it. Friends, family members and neighbours may not do it for you.
- Elsewhere: some US states and provinces let homeowners pull their own electrical permit for their own home. Others require a licensed electrician. Ask your building department or provincial safety authority.
How to check, in five minutes
- Search “[your city] do I need a building permit”.
- Look for your project type and the size or height thresholds.
- Check zoning separately: setbacks, height and lot coverage.
- For electrical or gas work, check your provincial authority or state licensing board.
- If you’re unsure, call. Building departments answer this question all day.
Related
- When to call a licensed electrician, plumber or gas fitter
- Jobs where permits often come up: Build a deck, Build a shed, Build a fence, Finish a basement, and remodels in the Bathroom.