Building Standards Department

Guide to Building Permits

Understanding the Different Building Permit Types
and their Submission Requirements

Building Standards – March 2018

 Building Standards Department

CONTENTS
BUILDING PERMIT APPLICATIONS ................................................................................................................ 2
GENERAL INFORMATION ............................................................................................................................ 2
HOW TO SUBMIT A PERMIT APPLICATION ................................................................................................ 2
Online (Electronic) Application .................................................................................................................... 2
In-Person (Paper) Applications ................................................................................................................... 2
HOUSING (HP) ................................................................................................................................................. 4
NON HOUSING (NH) ........................................................................................................................................ 6
ALTERATIONS (AL) .......................................................................................................................................... 8
DEMOLITION (DP) .......................................................................................................................................... 10
PLUMBING (PP).............................................................................................................................................. 11
SIGN (SP) ....................................................................................................................................................... 12
POOL ENCLOSURE (PE) ............................................................................................................................... 13
CERTIFIED MODEL (CM) ............................................................................................................................... 14
REPEAT HOUSING (RP) ................................................................................................................................ 15
ALTERNATIVE SOLUTION (AS) ..................................................................................................................... 16
CONDITIONAL BUILDING (CP) ...................................................................................................................... 16

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BUILDING PERMIT APPLICATIONS

The City of Markham has several types of building permits. In this document, learn about the different types of
permit applications and which forms, drawings and documents are required for each.

GENERAL INFORMATION

All building permit applications must include:

1. Completed application forms
2. Drawings and supporting documentation
3. The applicable building permit fee

The forms, drawings and documents required are different for each type of permit application. For a detailed
list of what is required, refer to the section on the each type of permit.

All drawings must be on standardized sized sheets, drawn to scale, fully dimensioned, signed and dated.

Drawings by a designer must include:

• designer’s name,
• designer’s contact information,
• qualification identification number (if applicable),
• signature, and
• stamp / statement that the person has reviewed and taken responsibility for all design activities.

HOW TO SUBMIT A PERMIT APPLICATION

Online (Electronic) Application

The City of Markham Building Standards Department is now offering electronic plans review through ePLAN, a
web-based permit application and electronic plans review system. ePLAN is an optional service available to all
building permit applicants.

All ePLAN applications must comply with our ePLAN Submission Standards. Please refer to our ePLAN
Applicant Handbook for detailed information on using the ePLAN portal and electronic plans review software.
For more information on ePLAN, including the Applicant Handbook and Submission Standards please visit
www.markham.ca/eplan

In-Person (Paper) Applications

Paper submissions must include:

• 1 copy of all forms
• 1 copy of all Applicable Law Approval Documents
• 2 copies of all drawings and supporting documentation
• Payment for estimated permit fees

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Paper applications must be delivered by the permit applicant to the Building Standards Counter (address
below). The Building Counter is open Mondays through Friday, 8:00 am to 5:00 pm.

City of Markham Building Standards Counter

Ground Floor, Milliken Entrance
101 Town Centre Boulevard
Markham, Ontario, L3R 9W3

REVIEW TIMELINES

When the permit application is received it will be deemed complete or incomplete. A complete application is
one that meets all of the following conditions on the day the application is submitted (for ePLAN submissions
this is the date that the Pre-Application Review is Approved):

1. All applicable law (as defined by the Ontario Building Code) is satisfied and documents confirming
these approvals are submitted.
2. All required forms, documents and drawings (as specified in Schedule B of the Markham Building
By-law) are submitted.

Once a project is deemed incomplete, it remains classified as incomplete for the remainder of the
application phase, even after the outstanding approvals / information are submitted.

Our target review timelines for an application depend on the application’s status as complete or incomplete.
Below is a summary of our target review deadlines for the first review cycle, measured in business days. These
timelines begin from the date that you complete the Pre-Application Review. Note: Service levels for
incomplete applications are subject to change and depend on volume.

Type of Project Complete Incomplete

Applications Applications
Houses and other small projects 10 20

Small buildings other than houses 15 30

Large buildings 20 40

Complex buildings 30 40

Tents 10 10
Interior alterations of 10 10

Demolition permits 10 20

Sign Permits 10 20
Pool Enclosure Permits 10 10

Plumbing – Housing 10 10

Plumbing – Other than Housing 15 15

We can’t process incomplete applications. A permit application may be assumed to be abandoned and
cancelled if it is inactive for 6 months or more.
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HOUSING (HP)
Housing refers to detached houses, semi-detached houses, or townhouses (less than 4 storeys) containing not
more than two dwelling units. A housing permit applies to these buildings or accessory structures to these
buildings. The work includes new buildings, additions to existing buildings, and interior alterations. If the project
is limited to plumbing only, then a plumbing permit (PP) should be applied for.

Examples of housing permits include: Custom homes, detached garages, sheds, finished basements, wall
removal, decks, unenclosed porches, non-stacked townhouse blocks.

REQUIRED FORMS

 Permit Application Form (not required for ePLAN submissions)

 Applicable Law Checklist
 Schedule 1 (for BCIN Designers)
 Schedule 2 (for projects with private on-site sewage systems)
 Energy Efficiency Design Summary Form
 Plumbing Data Form (for interior alterations only)

REQUIRED DOCUMENTATION

 Approval Documents required by Applicable Law

 Lot Grading Approval (for new homes, additions or accessory buildings)
 Shop drawings for pre-engineered floor systems
• Framing Plan
• Beam calculation sheets sealed by a P.Eng
 Shop drawings for prefabricated roof trusses
• Framing plan
• Truss calculations sheets sealed by a P.Eng
 Mechanical Ventilation Design Summary
 Heat loss / heat gain / duct calculations

REQUIRED DRAWINGS

 Site plan
• Zoning Summary (permitted / proposed)
• Property lines referenced to a current survey
• Location of all proposed & existing buildings
• Overall dimensions of all buildings (width / length)
• Proposed finished first floor & basement elevations)
 On-site Sewage System (for properties served by private systems)
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• System drawings & details

• Statement of Design
 Architectural Plans
• Existing floor plans (required for all additions and alterations)
• Floor plans of every floor level (specify rooms)
• Building elevations with limiting distance calculations (for new buildings, additions, or when
existing exterior walls are altered)
• Stair, landings, deck, guards and handrail details
• Details and construction notes / specifications
 Structural (may be incorporated into Architectural Plans)
• Footing / Foundation design
• Floor framing plan (including posts, beams, joists, lintels)
• Roof framing plan (including posts, beams, joists, lintels)
 Mechanical (HVAC) Plans

SPECIAL REQUIREMENTS

Townhouse Blocks

 Architectural Block plans of each floor level

• Must indicate proposed layout of each unit, including any “optional” floor plans that will be
constructed in that lot.
• Architectural / structural unit floor plans are optional. If provided, must be submitted on a single
sheet and only indicate the actual options / layouts being constructed.
 Block elevations with limiting distance calculations
 Firewall and party wall sections / details
 Mechanical package (HVAC) for non-stacked townhouse units can be submitted for individual units or
for entire block
 Mechanical package, including plumbing, for stacked townhouse units must be submitted as block
plans (similar to an apartment building)

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NON HOUSING (NH)

A non housing permit applies to a new building, addition or exterior alteration for any building except housing.
Non housing permits include temporary event structures. A non housing permit also applies to interior
alterations where a change of use under Part 10 of the Ontario Building Code is proposed.

Examples of non housing permits include: warehouse additions, parking structures, apartment buildings,
temporary tents, commercial shell building, stacked townhouse block, changing an existing retail space to a
restaurant (assembly use).

REQUIRED FORMS

 Permit Application Form (not required for ePLAN submissions)

 Applicable Law Checklist
 Schedule 1 (for BCIN Designers)
 Schedule 2 (for projects with private on-site sewage systems)
 Commitment to General Review
 Energy Efficiency Form
 Plumbing Data Form

REQUIRED DOCUMENTATION

 Approval Documents required by Applicable Law

 Subsurface Investigation Report
 Heat loss / heat gain / duct calculations
 Mechanical equipment & design specifications
 Construction Fire Safety Plan (for mid-rise wood construction projects)

REQUIRED DRAWINGS

 Site plan
• Zoning Summary (permitted / proposed)
• Property lines and lot area referenced to a current survey
• Location of all proposed & existing buildings
• Overall dimensions of all buildings (width / length)
 On-site Sewage System (for properties served by private systems)
• System drawings & details
• Statement of Design
 Architectural Plans
• Ontario Building Code Data Matrix
• Existing floor / mezzanine plans (required for all additions and alterations / change of use)
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• Proposed floor / mezzanine plans

• Fire separation locations
• Building elevations with limiting distance calculations (for new buildings, additions, or when
existing exterior walls are altered)
• Stair and ramp details (including guard and handrail details)
• Room Finish and Door schedules
• Sections, details and construction notes / specifications
 Structural Plans
• Footing / Foundation plans (including design loads)
• Floor framing plans (including design loads)
• Roof framing plans (including design loads)
• Column and beam schedules
• Sections and details
 Mechanical (HVAC & Plumbing) Plans
• HVAC drawings
• Fire protection systems (sprinkler, standpipe)
• Plumbing drawings (fixtures, water, drains, venting)
• Plumbing riser diagrams
 Electrical & Fire Protection plans
• Electrical supply & distribution plans
• Fire protection plans
• Riser diagrams and fire alarm zoning information
 Site Servicing / Grading
• Municipally approved site grading plan
• Municipally approved site servicing plan

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ALTERATIONS (AL)
An alteration permit is used for an interior alteration on any building except for housing. This includes new
partitions, interior demolitions, mechanical work, changes to fire protection systems, etc. If the project is limited
to plumbing only, then a plumbing permit (PP) should be applied for.

Examples of alteration permits include: tenant fit-up, fire alarm upgrades, maglock installations.

REQUIRED FORMS

 Permit Application Form (not required for ePLAN submissions)

 Applicable Law Checklist
 Schedule 1 (for BCIN Designers)
 Schedule 2 (for projects with private on-site sewage systems)
 Commitment to General Review
 Energy Efficiency Form
 Plumbing Data Form

REQUIRED DOCUMENTATION

 Approval Documents required by Applicable Law

 Heat loss / heat gain / duct calculations
 Mechanical equipment & design specifications

REQUIRED DRAWINGS

 Site plan
• Zoning Summary (permitted / proposed)
• Property lines and lot area referenced to a current survey
• Location of all proposed & existing buildings
• Overall dimensions of all buildings (width / length)
 On-site Sewage System (for properties served by private systems)
• System drawings & details
• Statement of Design
 Architectural Plans
• Ontario Building Code Data Matrix
• Key Plan showing location of unit within building
• Existing floor / mezzanine plans
• Proposed floor / mezzanine plans
• Fire separation locations

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• Stair and ramp details (including guard and handrail details)

• Room Finish and Door schedules
• Sections, details and construction notes / specifications
 Structural Plans (where structural alterations are required)
• Footing / Foundation plans (including design loads)
• Floor framing plans (including design loads)
• Roof framing plans (including design loads)
• Column and beam schedules
• Sections and details
 Mechanical (HVAC & Plumbing) Plans (where mechanical alterations are required)
• Equipment & Design specifications
• Fire protection systems (sprinkler, standpipe)
• Plumbing drawings (fixtures, water, drains, venting)
• Plumbing riser diagrams
 Electrical Plans (where electrical alterations are required)
• Electrical supply & distribution plans
• Fire protection plans
• Riser diagrams and fire alarm zoning information

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DEMOLITION (DP)
Demolition permits are required when a building’s footprint will be decreased. This may be the entire building
or only a portion of it. Exterior walls must be included in the scope of work. If the demolition is for interior
spaces only, then an alteration permit (AL) should be applied for.

Note: In this section, items marked with an asterisk (*) apply only to projects where the building exceeds
3 storeys in building height or 600 m2 in building area, the building includes pre-tensioned or post-tensioned
members, demolition will extend below the level of the footings of an immediately adjacent building, or
explosives / lasers are being used.

REQUIRED FORMS

 Permit Application Form (not required for ePLAN submissions)

 Applicable Law Checklist
 Commitment to General Review*
 Demolition Approvals Checklist (not required for ePLAN submissions)

REQUIRED DOCUMENTATION

 Approval Documents required by Applicable Law

 Description of the structural design characteristics of the building and the method of demolition*
 Environmental Building Audit confirming presence of hazardous materials or designated substances
and the proposed method(s) to remove them. (Required where hazardous materials or designated
substances are present).

REQUIRED DRAWINGS

 Site plan
• Identify building to be demolished and the location of fencing required to protect the site and
adjacent properties
• Identify extent of excavation for new custom home (for infill projects only)
• Property lines and lot area referenced to a current survey
 Temporary shoring plan (for infill housing projects where existing or new foundation walls are less than
1.8 m from the property line)
 Demolition plan (required for partial demolitions)

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PLUMBING (PP)
A plumbing permit is a required for any plumbing work located within a building or on private property. When
the work is part of a larger project, a separate plumbing permit is not required.

Examples of plumbing permits include: site servicing, pre-servicing connection, fixture installation with no other
construction, backflow preventer installation.

REQUIRED FORMS

 Permit Application Form (not required for ePLAN submissions)

 Applicable Law Checklist
 Schedule 1 (for BCIN Designers)
 Schedule 2 (for projects with private on-site sewage systems)
 Commitment to General Review
 Plumbing Data Form

REQUIRED DOCUMENTATION

 Approval Documents required by Applicable Law

 Cross-connection survey (for backflow preventer installations)

REQUIRED DRAWINGS

 Draft plan of Subdivision (for pre-servicing connections)

 Floor Plan with fixture locations (for fixture installations in existing single-detached dwelling,
semi-detached dwelling or non-stacked townhouse units)
 Plumbing Plans (for fixture installations in multi-residential or non-residential buildings)
• Plumbing drawings (fixtures, water, drains, venting)
• Plumbing riser diagrams
 Site Servicing / Grading (for site servicing applications)
• Municipally approved site grading plan
• Municipally approved site servicing plan
 On-site Sewage System (for properties served by private systems)
• System drawings & details
• Statement of Design

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SIGN (SP)
This applies to the installation of permanent wall signs and ground signs.

Note: In this section, items marked with an asterisk (*) apply only to projects involving wall signs weighing
more than 115 kg, roof signs with a face greater than 10 m2, projecting signs on parapet walls or ground signs
greater than 7.5 m above grade.

REQUIRED FORMS

 Permit Application Form (not required for ePLAN submissions)

 Applicable Law Checklist
 Commitment to General Review*
 Sign Permit Application Checklist (not required for ePLAN submissions)

REQUIRED DOCUMENTATION

 Approval Documents required by Applicable Law

 Letter from the Owner of the property giving permission to erect the sign

REQUIRED DRAWINGS

 Site plan identifying location of the sign

 Building elevation drawings
• Position of the sign
• Dimensions of the sign face
• Length / height of the wall
 Sign drawings
• Sign dimensions
• Wording of the sign face
• Lighting
• Structural details (e.g., mounting, weight of fascia signs, foundations)
• Support structures (for ground signs)

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POOL ENCLOSURE (PE)

This applies to the installation of required fencing around in-ground and above-ground pools installed on
residential properties.

REQUIRED FORMS

 Pool Enclosure Permit Application Form

 Applicable Law Checklist

REQUIRED DOCUMENTATION

 Approval Documents required by Applicable Law

 Lot Grading Undertaking (Swimming Pool)
 Utilities Clearance (stamped approved by Alectra Utilities)

REQUIRED DRAWINGS

 Site plan
• Location of existing buildings and proposed pool
• Details of the proposed fence (height, type of material, location)
• Gate location (must be self-closing and self-latching)
• Location of septic system (for properties with a private on-site sewage system)

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CERTIFIED MODEL (CM)

A certified model application is not a permit application. Certified models are a unique building design, that are
intended to be constructed on multiple lots (e.g., in a subdivision). Instead of submitting for a lot-specific
housing permit application, a certified model may be applied for. Once approved, the certified model is
referenced in a repeat housing (RP) permit application for a specific lot.

Examples of certified models include: single detached dwelling, semi-detached dwelling, detached garage,
semi-detached garage. Note: Townhouse units are not eligible for the certified model program.

REQUIRED FORMS

 Certified Model Application Form

 Schedule 1 (for BCIN Designers)
 Energy Efficiency Design Summary Form

REQUIRED DOCUMENTATION

 Shop drawings for pre-engineered floor systems

• Framing Plan
• Beam calculation sheets sealed by a P.Eng
 Shop drawings for prefabricated roof trusses
• Framing plan
• Truss calculations sheets sealed by a P.Eng
 Mechanical Ventilation Design Summary
 Heat loss / heat gain / duct calculations

REQUIRED DRAWINGS

 Architectural Plans
• Existing floor plans (required for all additions and alterations)
• Floor plans of every floor level (specify rooms)
• Building elevations with limiting distance calculations (for new buildings, additions, or when
existing exterior walls are altered)
• Stair, landings, deck, guards and handrail details
• Details and construction notes / specifications
 Structural (may be incorporated into Architectural Plans)
• Footing / Foundation design
• Floor framing plan (including posts, beams, joists, lintels)
• Roof framing plan (including posts, beams, joists, lintels)
 Mechanical (HVAC) Plans

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REPEAT HOUSING (RP)

A repeat housing permit is a permit application for a new building where a previously approved Certified Model
is being constructed.

Examples of repeat permits include: single detached dwelling, semi-detached dwelling, detached garage,
semi-detached garages.

REQUIRED FORMS

 Permit Application Form (not required for ePLAN submissions)

 Applicable Law Checklist

REQUIRED DOCUMENTATION

 Approval Documents required by Applicable Law

REQUIRED DRAWINGS

 Siting plan
• Zoning Summary (permitted / proposed)
• Property lines referenced to a current survey
• Location of all proposed & existing buildings
• Overall dimensions of all buildings (width / length)
• Proposed finished first floor & basement elevations)
• Stamped by a grading engineer, confirming that it complies with the approved grading plan for
the subdivision

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ALTERNATIVE SOLUTION (AS)

An Alternative Solution is not a permit application. It is a proposal to allow an alternate design and / or measure
in lieu of the prescriptive requirements under Division B of the Ontario Building Code. An Alternative Solution
submission must reference a building permit application currently under review.

REQUIRED FORMS

 Alternative Solution Application Form

REQUIRED DOCUMENTATION

 Reports or other supporting documents referenced in the Application Form

CONDITIONAL BUILDING (CP)

A conditional building permit is a special permission that is sometimes issued where the issuance of a building
permit is delayed due to extended timelines of the final stages of Planning and other approval processes. It is
issued at the discretion of the Chief Building Official, when the applicant can show that the approvals are
routine and forthcoming. If you are considering a conditional building permit application, please review our
Conditional Permit Package. It is recommended that you contact the Building Department in advance of your
submission.

REQUIRED FORMS

 Permit Application Form (not required for ePLAN submissions)

 Addendum (Conditional Permit)

REQUIRED DOCUMENTATION

 Deed or other document confirming owner and legal description of property

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