Building and Renovating

Are you planning a new building or home renovation project? At the Municipality of Trent Lakes, our goal is to help you get all of the permits, approvals and inspections you need to ensure your project meets the requirements of the Ontario Building Code, Building By-law and Municipal Zoning By-law.

How do I apply for a permit?

Your first step will be ensuring that your proposal meets the Municipalities Zoning By-law permitted uses and setback requirements for the lot. You may obtain your Zoning by using our Zoning Maps and Zoning By-law, or by using the Land Use Inquiry form. Once you've determined your zoning, you may begin creating a site plan for your proposal.

Examples of Site Plan Requirements can be found here.

After you've assembled the necessary documents for your project outlined below, you may create your building permit submission through Cloudpermit, or speak with Building Staff about options for submitting.

If you are submitting a permit on behalf of an owner as an agent, you will need to complete the authorization to act as agent form or provide similar documentation.

All applications and forms can be found on our Licenses, Applications and Permits webpage.

What documents do I need for my project?

Each proposal will require a particular set of documents in order for it to be deemed complete and for the review to begin. Below are the most common types of permit submissions and their required documents.

Boathouses

Completed Building Permit Application on the prescribed form,
Designer Schedule 1 completed by Designer,
Site plan,
Conservation Authority Permit if applicable,
Approval and permits from other agencies if applicable: MNRF work permits, Trent Severn Waterway, and
Architectural drawings prepared by a qualified BCIN Designer including:

(a) Foundation plan,

(b) If a slab foundation greater than 55 square meters (m²) , slab to be stamped by Professional Structural Engineer,

(c) If a slab foundation for garage is for a two-storey structure and / or has point loads, slab shall be engineered (any size of slab) requires a Professional Structural Engineer stamp,

(d) Floor plans, Wall Sections containing all structural information,

(e) Elevations of all 4 sides of the structure,

(f) Guard details if applicable for all stairs, landings and decks.

Commercial projects

Complete Building Permit application on the prescribed form,
Site plan in accordance with Section 14 and Schedule G,
Conservation Authority permit if applicable,
Sewage system approval from either the Municipality or Ministry of the Environment, Conservation & Parks (MOECP) for systems greater than 10,000 L/ day,
Architectural plans- scope of project will determine if building needs to be designed by a qualified BCIN Designer with Large Buildings Classification or an Architect/Engineer,
HVAC / Mechanical design,
SB- 10- Energy Efficiency may be required depending on use of the building,
Building Matrix,
Occupancy classification with occupant load calculations provided, and
For Assembly Occupancies, floor layout of seating plans to be provided (e.g. restaurant will need to show tables and chairs).
Note: Some commercial projects may be required to have more a detailed site plan, grading plans, storm water management plan as part of a Site Plan Agreement as per the requirements of the Planning Department.

Garages, sheds and other accessory structures

Completed Building Permit Application on the prescribed form,
Conservation Authority permit if applicable,
Designer Schedule 1 complete by Designer,
Site plan in accordance with Section 14, and
Architectural drawings prepared by a qualified BCIN Designer including:

(a) Foundation plan,

(b) If a slab foundation greater than 55 square meters (m²) (592 ft²), slab to be stamped by Professional Structural Engineer,

(c) If a slab foundation for garage is for a two-storey structure, supporting masonry, and / or has point loads, slab shall be engineered (any size of slab) requires a Professional Structural Engineer stamp,

(d) Floor plans, Wall Sections containing all structural and energy efficient information,

(e) Elevations of all 4 sides of the structure,

(f) Guard details if applicable for all stairs and landings.

Outdoor wood burning furnace

Completed Building Permit Application on the prescribed form,
Manufacturers installation manual,
Required setbacks from structures as per the manufacturer, and
Site plan.

Prefabricated steel building

Complete Building Permit application on the prescribed form,
Conservation Authority Permit if required,
Site plan,
Engineered drawings for the prefabricated building, and
Foundation plan to support the steel structure. If the foundation is to be a slab, the slab is required to be engineered by a Professional Structural Engineer.

Renovation or additions including on-site sewage systems, existing furnace and new or additional furnace

A completed Building Permit application on the prescribed form,
Conservation Authority permit if applicable,
Schedule 1 completed by Designer,
EEDS (Energy Efficiency Design Summary) prepared and signed by Designer,
A detailed Site Plan,
Architectural Drawings prepared by a qualified BCIN (Building Code Identification Number) Designer,
Architectural Drawings for a dwelling shall include:

(a) Foundation / basement plan with all structural elements shown and sized as per the Building Code,

(b) Main floor / second floor plan with all structural elements shown and sized as per the Building Code,

(d) Elevations of each side of the building,

(e) Engineering for elements including any elements that fall outside of Part 9 of the Building Code (LVL beams, beams carrying point loads, ridge beams, etc.).

Roof truss layout,

Roof trusses sealed by engineer if available at time of application. If not, they must be submitted as soon as they are received,

Engineered beam designs (e.g. LVL design sheets), and

On-Site Sewage System:

A completed Building Permit application on the prescribed form,
Conservation Authority permit if applicable,
Schedule 1 completed by Designer,
Schedule 2 completed,
Site plan, and
Floor plans or each floor including the basement identifying the room names and all fixtures clearly identified.

On-site sewage system permit fixture count must match the architectural plans being submitted.

Existing furnace to be used to provide heat for Additions:

A letter from a qualified BCIN Designer stating that the existing system has been inspected and verified that it can support the addition, and
Design of additions or alterations to the existing system being modified

New or additional furnace:

HVAC design prepared by a qualified BCIN designer,
HVAC plan shall include:

(a) Heat Loss / gain calculations,

(b) Duct Layout- in colour to clearly identify cold and warm air plenums,

If the Heat source is an in-floor loop layout system, a Loop Layout Plan prepared by a qualified BCIN designer shall be provided along with an HRV design.

Slabs supporting a structure

Any slab supporting a one-storey structure greater than 55 square meters (m²) (592 ft²) requires a Professional Structural Engineer stamp.
Any slab supporting two storeys, point loads and/or masonry shall be engineered (any size of slab) requires a Professional Structural Engineer stamp.

Single family dwelling

A completed Building Permit application on the prescribed form,
Conservation Authority Permit if applicable,
Schedule 1 completed by designer,
EEDS (Energy Efficiency Design Summary) prepared and signed by designer,
A Site Plan,
Architectural Drawings prepared by a qualified BCIN (Building Code Identification Number) Designer,
Architectural Drawings for a dwelling shall include:

(a) Foundation / basement plan with all structural elements shown and sized as per the Building Code,

(b) Main floor / second floor plan with all structural elements shown and sized as per the Building Code,

(c) Sections throughout pertinent parts of the building to show how the building is being constructed with building components labelled,

(d) Elevations of each side of the building,

(e) Engineering for elements including any elements that fall outside of Part 9 of the OBC (LVL beams, beams carrying point loads, ridge beams, etc.),

Roof truss layout. (Roof trusses sealed by engineer if available at time of application. If not, they must be submitted as soon as they are received),
On-site Sewage System Permit, and
HVAC design prepared by a qualified BCIN designer. HVAC plan shall include:

(a) Heat Loss / gain calculations,

(b) Duct Layout- in colour to clearly identify cold and warm air plenums, and

(d) If the heat source is an in-floor loop layout system, a “Loop Layout Plan” prepared by a BCIN qualified designer shall be provided along with an HRV design.

Schedule 2 completed,
Site plan, and
Floor plans or each floor including the basement identifying the room names and all fixtures clearly identified.

Decks

Complete Building Permit Application on the prescribed form,
Site Plan,
Conservation Authority permit if applicable,
Designer Schedule 1, and
Architectural Plans including:

(a) Foundation plan (sono tube locations and pad size),

(b) Floor framing plan – floor joists sizes, beam sizes, attachment details to the dwelling,

(d) Distance from grade to deck floor to be shown on the section,

(e) Guard details- SB-7 compliance or a pre-engineered guard system,

(f) Pre-engineered guard system to have manufacturers installation document,

(g) Ledger board connection detail.

Park Model Permits for Tourist Commercial Properties

Completed Building Permit Application on the prescribed form,
Site plan,
Certification documents for compliance with Section 9.38.2.1 CAN/CSA-Z241 Series,
Foundation plan,
Deck plans if appliable in accordance with deck permit requirements, and
Authorization form from authorized individual from Park.

Agricultural Structures

Completed Building Permit Application on the prescribed form,
Structural drawings prepared by a qualified designer or Professional Engineer, depending on size of structure,
Foundation plan,
If a slab foundation greater than 55 square meters (m²) , slab to be stamped by Professional Structural Engineer,
If a slab foundation for the structure is for a two-storey structure, carries masonry and/or has point loads, the slab shall be engineered (any size of slab) requires a Professional Structural Engineer stamp,
Floor plans, Wall Sections containing all structural information,
Elevations of all 4 sides of the structure,
The number and type of livestock on the whole of the property shall be provided, as well the type of manure and manure storage for the determination of Minium Distance Separation calculations,
Nutrient Management Strategy / Plan approved by the Ontario Ministry of Food and Agriculture and Rural Affairs, and
Sewage system permit if applicable.

Wood stove / fireplace / chimney installations

Completed Building Permit Application on the prescribed form,
Manufacturers installation manual,
Required setbacks from combustible interior walls as per the manufacturer.

Frequently asked questions

Review the frequently asked questions related to getting a building permit. Please contact us if you have a question about your new building or renovating project. We are happy to help.

How long does it take to receive a permit?

According to the Ontario Building Code processing times can vary depending on project type. Time is counted beginning on the day after a permit application is received and only after all required information has been received in our office.

When is a permit required?

Some of the projects that require a building permit include:

Construct a new building
Add an addition or make structural alterations, renovations or repairs to an existing building
Change a building's use
Make new openings for, or change the size of, doors and windows
Build a garage, balcony or deck
Excavate a basement or construct a foundation
Install new or modify existing plumbing systems, replacement of taps, sinks, toilets, or shower fixtures do not require a permit
Install or reconstruct chimneys or fireplaces
Build an accessory shed larger than 15 square meters
Any structure including a deck, gazebo or guest cabin greater than 10 square meters. See the bullet above for accessory sheds.
Wood burning stove/fireplace installation
Build a basement entrance
Finish an existing unfinished basement
Install a sign

Often, designers or contractors will get permits on your behalf, but homeowners are ultimately responsible for ensuring that a building permit is obtained before construction begins as well as ensuring all the work is completed.

When is a permit not required?

Some of the projects that do not need a permit include:

Replace existing doors and windows (same size), subject to distance from property lines
Install siding on small residential buildings, subject to distance from property lines
Build a utility shed under 15 square meters- zoning setback requirements still apply
Re-shingle a roof
Dry-wall or plaster
Paint or decorate
Install kitchen or bathroom cupboards

How long is the permit valid?

Construction or demolition must start within 12 months from when we issue the permit. Failure to do so could result in the revocation of the permit. Construction or demolition must not be substantially suspended or discontinued for more than one year. Suspension or discontinuation could result in the revocation of the permit. A permit maintenance annual fee will apply on the anniversary of the date of permit issuance if the work is not completed in a calendar year.

What happens if I don't get a building permit?

If you do not receive a building permit, the work may not comply with Ontario Building Code. This could result in:

Costly repairs may be required to gain compliance
Removal of work that isn't in compliance
The building permit application fee may be increased based on administrative penalties found in our Fee's and Charges By-law under Schedule B
Legal action may be initiated by the Planning and Building Services Department to gain compliance

Why do I need a building permit?

Building permits are required to:

Ensure that construction within our municipality meets with standards set out in the Ontario Building Code
Ensure that zoning requirements, fire and structural safety standards and other building standards are met

Who can apply for a building permit?

The following individuals can apply for a building permit:

The homeowner
Contractor or designer with appropriate authorization from the home owner

What is a building permit?

A building permit is a license that:

grants legal permission to start the construction of a building project
Gives building officials the means to enforce the requirements of various standards

What is the difference between Occupancy and Final Inspections?

An Occupancy Inspection makes sure that your building is safe to live in, but not everything may be complete. This is a legal requirement prior to anyone occupying the building.

Items that are typically required at Occupancy Inspection but is not limited to:

Any Order/Deficiency from previous inspection passed
All doors and windows installed
Suitable flooring material installed throughout
All guard systems for decks installed as per SB-7 or manufacturers requirements with accompanying documentation
All railing systems for stairs installed including handrails, suitable guards/railings for balconies.
Kitchen sink installed
One fully finished bathroom
Smoke/Co2/Strobe alarms installed and interconnected
All ICF/Foam insulation is covered with suitable material as per the Ontario Building Code
All electrical outlets/fixtures are finished or adequately covered with approved materials
Fully commissioned septic system with final inspection from local health authority
Potable water test with 0.0 for all categories
HRV Balancing Report
Heating System operational

*No Partial Occupancy will be issued to Facilitate a Sale*

A Final Inspection makes sure that your project is:

Final Grading complete
All Exterior Finishes complete
All/any outstanding interior work complete
Final Electrical Safety Authority certificate/inspection
Completely finished
The permit is “closed”. This is important because lawyers will request this information prior to closing any real estate transactions.
In compliance with the legal requirements under the Building Code Act and Building Code Regulations

You must always close a permit with the Final Inspection.

Choosing a builder

If you are building or buying a new home, your builder should be registered with TARION.

For information on TARION and what they do, you can go to the Homeowner page.
There is a TARION Builder Directory where you can find your potential contractor. Once you have entered and found the contractor, you will see their status with TARION. You can find more detailed information by double clicking their company name.

Once you've created your site plan, the Municipality will require drawings which can be completed by the home owner or a qualified individual.

Book a building inspection

You'll need to get a building inspection at various stages throughout your building or renovation project. Learn how to book an inspection and find out when you need an inspection.