Permits and the City
Does my job need a building permit?
Most real work does: finishing a basement, moving walls or plumbing, new openings, additions, ADUs, any deck attached to the house, and detached garages over 15 m². Paint, flooring, cabinets and fixtures in the same place do not. See renovations and the decks page.
Who applies for the permit, me or the contractor?
The owner, or an agent for the owner; the contract decides which. Who applies for a building permit.
How much is a permit?
Area times a rate: $18.32 a square metre for a house, $4.06 to finish a basement, $5.36 for a deck, a flat $515 or $1,030 for an ADU, and never less than $291. What a building permit costs.
Which inspections will there be?
The City's stages for your work, from footings to final, each booked before the work is covered. The inspections on a build.
My plan does not fit the zoning. Now what?
A minor variance from the Committee of Adjustment, before the permit: $4,135, or $745 for a routine one like a porch, deck or secondary unit. When you need a minor variance.
Which zoning rules apply to my street?
Either the city-wide by-law 05-200 or a former town's by-law. The areas page lists them.
I am near a creek or the escarpment. Does that matter?
Yes: a conservation authority or the Niagara Escarpment Commission may have to approve it first. Building near the escarpment or a creek.
Do I need locates before digging footings?
Yes, at least 5 business days ahead, free, by law. Locates before you dig.
Does my deck need a permit?
Any attached deck does; a detached one depends on its size, height and whether it serves a door. Does my deck need a permit?
Does a shed or detached garage need a permit?
Not if it is 15 m² or less, one storey, with no plumbing. Most garages are bigger. Sheds and detached garages.
Do I need a permit to finish my basement?
Yes, the City lists finishing or partly finishing a basement. Finishing a basement.
Can I take out a wall without a permit?
No, load bearing or not, the City lists it. Removing a wall.
What if work was done without a permit?
An order that can go on title, fines, or a stop work order; and a way to permit it now. Building without a permit.
Does my build need a grading plan?
Most additions, garages and garden suites do, unless small and far enough from the lot lines. Lot grading plans.
My house is heritage. What changes?
Outside work needs a free Heritage Permit before the building permit. Heritage properties.
Can I work out the permit fee myself?
Yes, with the City's formula in the permit fee calculator.
Additions
How big can an addition be?
As big as the zoning allows: setbacks, height and lot coverage decide it, and an addition of 100 m² or more needs a notice posted at the site. The additions page has the City's table.
Does an addition need radon protection?
Yes. Hamilton requires it on residential additions and new homes. Radon protection in new homes.
ADUs, basement apartments and garden suites
Can my house have an ADU?
Most Hamilton houses can have up to two inside and one detached; the lot and the zoning decide. Can my house have an ADU?
Basement apartment or garden suite?
The basement is about the Building Code; the garden suite is about the yard's distances, height and size. Basement unit or garden suite.
Is there a grant for an ADU?
Not from the City now: its ADU grant paid up to $40,000 a unit but is closed with no waitlist. Money for an ADU in Hamilton.
Can I make my existing basement apartment legal?
Yes, with an ADU building permit and the Building Code fire rules; a Fire Order goes with the application. Making a basement apartment legal.
How does a garden suite get water and sewer?
Through the main house only, with a fire access path from the street. Water, sewer and access for a garden suite.
Will a garden suite fit my lot?
Check the size, distances, height and coverage in the garden suite fit checker.
New homes
Who is allowed to build a new home?
A builder with an HCRA licence, with the home enrolled with Tarion; that includes most laneway houses and garden suites. Who may build a new home.
Can I tear down my house and rebuild?
Yes, with the new house's permit first and the replacement built within two years. Tearing down a house to rebuild.
Do I pay development charges?
A new house does; up to two ADUs are 100% exempt in 2026 to 2027. Development charges.
Will my property tax go up?
MPAC reassesses after an addition, new construction or a major renovation. Property tax after a build.
Hiring and the paperwork
What should the contract say?
Ontario's checklist, the 10% estimate rule and the 10 day cooling off period. What a renovation contract should say.
How do I check a contractor?
The City of Hamilton trade licence, references and the province's Consumer Beware List. How to check a contractor.
Who does the electrical?
Hired electrical work must be done by an electrical contractor with an ESA licence, who files with the ESA; the building permit does not cover it. Who files the electrical permit.
Who draws the permit drawings?
The owner, a BCIN designer, or for most commercial work an architect or engineer. Who may draw the permit drawings.
Is there money for a backwater valve?
Up to $2,000 from the City for a home built before 2012, with a City pre-qualified contractor. The backwater valve grant.
Should I hold back part of each payment?
Ontario's Construction Act says an owner keeps back 10% until the lien period passes. The 10% holdback.
Commercial
Does a commercial job need site plan approval?
Major renovations, additions and new buildings for commercial uses do, before the building permit. Site plan approval and the commercial page.
Does a commercial job need a Notice of Project?
Yes, over $50,000 in labour and materials, filed by the constructor before work starts. Notice of Project and the constructor.
Do I need an asbestos survey before renovating?
On a commercial project the owner must list designated substances before the contract. Asbestos and designated substances.
Working with JDT
How is a JDT job priced and paid?
Drawn on your property first, priced in one written proposal, paid in stages with written change orders. The agreements page has the wording.
How do I start?
Call (905) 818-0106 or send a request with photos.