Builds in Toronto: New Homes, Additions and Structural Work

A Toronto build is decided by the lot, the zoning and the approvals long before the first wall goes up. Here is how we plan it, in order.

Builds in Toronto cover new homes, additions, second-storey work, garden and laneway suites, and structural rebuilds. The right route depends on the lot, the zoning, whether the property is heritage-listed, and what the City allows on the site. This guide sets out what to check first, how the design and approvals are sequenced, what permits to expect, and how a written scope keeps the build on track.

What do I need to know before I build in Toronto?

Three things decide what can be built: the lot, the zoning and the approvals. Start with those before any design is drawn, because a design that does not fit the zoning or the heritage rules has to be redrawn.

1. The lot. Size, shape, grading, access, services and any existing structure on it.
2. The zoning. What the City allows on the lot: height, setbacks, coverage and use.
3. The approvals. Permits, drawings, and any heritage or other reviews that apply.

We check these at the site visit, and the findings are written into the scope.

What to check on the lot before design starts

A lot can look buildable and still have constraints that change the design. Before the first drawing, check the grading and drainage, the services that run to the street, the trees and any protected features, and the existing structures. Each one is written into the scope so it is designed for, not discovered during construction.

• Grading, drainage and where the water goes.
• Water, sewer, gas and electrical connections to the street.
• Trees, fencing and anything that limits the building area.
• Existing structures to keep, move or remove.

Plan the first visit with the lot survey, any existing house plans and a list of what you want the finished building to do. The more that is known at the start, the fewer surprises appear at the permit stage, and the more the design can be right the first time.

How does zoning affect a new build in Toronto?

Zoning sets what can be built on a lot. It covers the building height, the setbacks from the property lines, the lot coverage, and the permitted use. The City of Toronto publishes its zoning by-law and offers preliminary zoning reviews, which can confirm what is allowed before a design is finished.

• Height and number of storeys allowed on the lot.
• Setbacks from the front, rear and side property lines.
• Lot coverage and the size of the building footprint.
• Permitted use, including any secondary suite or laneway suite.

What permits does a Toronto build need?

Most new builds and additions need a building permit, supported by drawings and, for some work, engineering. The City of Toronto publishes its building permit information. Demolition, grading and servicing can each need their own approvals.

• Building permit with drawings for the new structure.
• Engineering for structural elements where required.
• Demolition permit where an existing building is removed.
• Inspections at each stage before the work is closed in.

We confirm which permits apply to your property in the scope, before the design is finished.

What if the property is a heritage home?

Some Toronto properties are designated under the Ontario Heritage Act or sit within a heritage conservation district. Changes to the exterior, and sometimes the interior, may need approval before work starts. The City publishes its heritage preservation information.

If a property is heritage-listed, the design, the materials and the approvals are planned together, and the extra time is written into the schedule.

How is the design and approval process run?

Design and approvals come before construction. The owner approves the design, the drawings are prepared to the City’s standard, and the permit is applied for once the design is agreed.

The design sequence

1. Brief. Layout, rooms, finishes and budget range.
2. Concept. The first drawings, reviewed with you.
3. Drawings and engineering. The permit set, with structural and mechanical design.
4. Permit application. Submitted to the City with the drawings.
5. Schedule and procurement. Long-lead items ordered once the design is agreed.

Once the design is agreed, the trades and suppliers are confirmed and the schedule is set around the permit approvals. Long-lead items are ordered only after the design is locked, so the build does not wait on a material that was specified before the drawings were final.

How long does a build in Toronto take?

The timeline depends on the size of the build, the zoning and heritage reviews, the permit turnaround, the weather and the materials. Design and approvals can take as long as the construction itself, so the schedule is planned from the start.

Is an addition different from a new build?

Yes. An addition works with an existing house, so the structure, the foundation, the services and the roof have to be checked and connected. A new build starts from the lot. Both follow the same approval route, but an addition often needs more survey work at the start.

• Existing foundation and structure checked before the addition is designed.
• New services tied into the existing house.
• Roof and envelope connected so the house stays weatherproof.

See our home additions and extensions service.

How do I plan the budget for a Toronto build?

A budget works best when it is built from the scope. Set the allowances for the unknowns, such as the foundation and grading, the permits and engineering, and the finishes, and review them at each design stage. We show the budget basis at the site visit and update it in writing as the design is confirmed.

What affects the cost of a build in Toronto?

We do not publish a price on this page. The cost depends on the size of the build, the lot and its grading, the foundation, the zoning and heritage requirements, the permits and engineering, the materials and the finishes. A written scope lists each of those, so the price is built on the work.

How do I choose a builder for a Toronto project?

Look for a builder who starts with the lot and the zoning, gives a written scope before the price, names one lead for the build, and explains the permits, inspections and changes in writing.

• A written scope with every item named.
• One accountable lead from the first visit to handover.
• A clear answer on zoning, permits and inspections.
• A written change process, and a full record at the end.

See our builds and structure service.

When should I call a builder in Toronto?

• You have a lot and want to know what can be built on it.
• You are planning a new home, an addition or a second-storey addition.
• The property is heritage-listed or in a heritage area.
• You need a plan for design, approvals and the schedule.

Frequently asked questions

Sources

• City of Toronto, building permit information: toronto.ca, building permits.
• City of Toronto, zoning and preliminary zoning reviews: toronto.ca, zoning.
• City of Toronto, heritage preservation: toronto.ca, heritage.

Zoning and permit rules change. Confirm the current requirements for your lot with the City before design starts.

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