We Handle Every Permit
Underpinning, Walkout, Drain & Construction Permits — From Drawings to Approval
Every Permit Type Under One Roof
From foundation work to demolition, we handle every permit your project needs. Each package includes professional engineering, city submission, and full inspection coordination.
Underpinning Permits
$3,800 – $5,500
Complete structural engineering and permit package for basement lowering. P.Eng drawings, excavation sequence, shoring, and inspection coordination.
View details below ↓ | Read the full permits guide
Walkout & Egress Permits
$2,500 – $4,500
Structural drawings, site grading, fire separation compliance, and OBC egress code documentation for walkout conversions.
View details below ↓ | Read the full permits guide
Drain & Sewer Permits
$2,200 – $3,500
Storm and sanitary sewer connections, backwater valve permits, site grading plans, and TRCA coordination.
View details below ↓ | Read the full permits guide
Construction & Demolition
$1,600 – $5,500
Structural mods, load-bearing wall removal, additions, interior/exterior demolition, and asbestos documentation.
View details below ↓ | Read the full permits guide
Underpinning Permits
Underpinning is heavily regulated structural work that always requires a building permit. Our P.Eng engineers prepare complete permit packages with first-time approval rates of 98%.
Complete Package Includes:
- P.Eng Structural Drawings
Excavation sequence, shoring, new foundation details
- Geotechnical Report Coordination
Soil testing, bearing capacity, water table analysis
- BCIN Design Review & City Submission
Building Code compliance, permit application, and follow-up
- Inspection Scheduling
5-6 inspections coordinated throughout construction
Underpinning Permit Package: $3,800-$5,500
Includes all drawings, engineering, and City submission
Required Inspections
Pre-Excavation
Shoring system, utility protection
Footing Inspection
Excavation depth, soil conditions, base prep
Reinforcement
Rebar placement, spacing, coverage
Concrete Pour
Mix spec, placement, curing
Waterproofing
Membrane, drainage, before backfill
Final Completion
All work complete, permit closure
Walkout Permit Requirements
Required Documents
- • Structural engineering drawings (P.Eng stamped)
- • Site plan showing proposed walkout location
- • Site grading plan (drainage changes)
- • Fire separation compliance documentation
- • OBC 9.9.10 egress code calculations
- • Window well details (if converting window)
Types of Walkout Projects
- • Full walkout door installation (new opening)
- • Window-to-door conversion
- • Standard egress window enlargement
- • Walkout with stairwell construction
- • Patio-level walkout (grade-level)
OBC Egress Code 9.9.10: Every basement bedroom requires a code-compliant egress window or door. Minimum opening of 380mm x 760mm unobstructed.
Walkout & Egress Permits
Walkout conversions involve cutting into your foundation wall — always a structural modification requiring a building permit. We handle the engineering, fire separation, grading, and code compliance.
What We Handle:
- Structural analysis of foundation wall
- Lintel/header design for new opening
- Fire separation and egress compliance
- Site grading and drainage plan
- City submission and inspection coordination
Drain & Sewer Connection Permits
Storm sewer connections, sanitary ties, backwater valve installations, and site grading changes all require permits. We handle Toronto Water, Conservation Authority, and municipal approvals.
Storm Sewer Connection
New connections to City storm sewers with capacity analysis and flow calculations.
- • Connection detail drawings
- • Flow calculations
- • Inverts and grades
- • Backflow prevention
Sanitary & Combined
Sanitary sewer ties for new bathrooms, second units, and combined sewer areas.
- • Plumbing drawings
- • Sanitary design brief
- • Backwater valve details
- • Connection to main
TRCA / Conservation
Properties in regulated areas near ravines, rivers, or wetlands need additional environmental approvals.
- • Flood plain analysis
- • Erosion control plan
- • Environmental impact
- • Restoration plan
Toronto Basement Flooding Protection Subsidy
The City of Toronto offers up to $3,400 in rebates for installing backwater valves, sump pumps, and pipe severance/capping. We handle all subsidy applications as part of our drain permit service.
Construction & Demolition Permits
From load-bearing wall removal to full demolition, we handle every type of construction permit. Each package includes engineering, environmental clearances, and inspection coordination.
Demolition Permits
Complete/Exterior Demolition
- • Building permit application
- • Site plan and survey
- • Utility disconnect letters (Hydro, gas, water)
- • Rodent control declaration
- • Environmental clearance
- • 30-day neighbor notification
- • Heritage clearance (if applicable)
Interior/Selective Demolition
- • Floor plans showing demo areas
- • Structural review for load-bearing elements
- • Dust control plan
- • Asbestos survey (pre-1985 buildings)
- • Waste disposal plan
Structural Modification Permits
Requires a Permit
- • Load-bearing wall removal or modification
- • Home additions and extensions
- • Window/door enlargement in bearing walls
- • HVAC and electrical system changes
- • Plumbing relocations
- • Garage conversions
- • Roof structural changes
Permit Exemptions
- • Painting and wallpaper
- • Flooring replacement (non-structural)
- • Kitchen cabinet replacement
- • Non-structural drywall repair
- • Exterior siding (like-for-like)
Asbestos Requirements
Buildings constructed before 1985 may contain asbestos. A Designated Substance Survey is required before any demolition or renovation work. If asbestos is found, a licensed abatement contractor must remove it before construction proceeds. Ministry of Labour notification is required for asbestos removal projects.
Permit Cost Comparison
| Permit Type | Permit Fee | Engineering | Timeline | Inspections |
|---|---|---|---|---|
| Underpinning | $2,100-3,000 | $3,800-5,500 | 7-10 days | 5-6 |
| Walkout / Egress | $1,500-2,500 | $2,500-4,500 | 5-10 days | 4 |
| Drain / Sewer | $1,200-2,000 | $2,200-3,500 | 5-10 days | 3 |
| Construction (Structural) | $1,500-3,500 | $2,500-5,500 | 5-15 days | 3-6 |
| Demolition (Complete) | $800-1,500 | $1,600-3,500 | 5-15 days | 2-3 |
| Demolition (Interior) | $400-800 | $850-1,600 | 3-5 days | 1-2 |
* Permit fees are paid to the municipality and are separate from engineering/drawing costs. Total costs shown include our complete service package. Prices reflect Toronto 2026 rates; other GTA municipalities may vary.
5 Mistakes That Delay Your Permit
These common errors cause weeks of delays and thousands in added costs. We've seen them all and know how to avoid them.
Incomplete Application Package
Missing documents are the #1 cause of rejection. Incomplete applications are returned without review, wasting 2-4 weeks.
Our fix:
Complete checklist verification before every submission. 98% first-time approval rate.
Wrong Engineering Standards
Drawings that don't meet current OBC requirements or City-specific formats get sent back for revisions.
Our fix:
P.Eng engineers who know City of Toronto standards inside and out.
Missing Conservation Approval
Properties near ravines, rivers, or wetlands need TRCA approval in addition to municipal permits. Discovering this late adds 2-4 weeks.
Our fix:
We check CA requirements during initial site assessment, before design begins.
Starting Work Before Permit
Some contractors suggest "getting started" during permit processing. This is illegal and risks stop-work orders and $25,000+ fines.
Our fix:
We never start work without a posted permit. Period.
Not Closing the Permit
Forgetting the final inspection leaves an open permit on your property. This creates major problems when selling your home.
Our fix:
We track every permit to final inspection and closure. You get the certificate for your records.
Why Choose DrySpace?
1,200+ permits approved. 98% first-time approval. Fixed pricing. One team handles everything from first assessment to final inspection.
The result:
Faster permits, lower costs, zero headaches.
Municipality-Specific Timelines
Each GTA municipality has different processes, fees, and approval timelines. We know the requirements for every building department.
City of Toronto
Heritage properties require additional HPS approval
City of Mississauga
Credit River watershed needs Conservation Authority approval
City of Brampton
TRCA approval required for some areas
York Region
Markham, Vaughan, Richmond Hill each have separate systems
Frequently Asked Questions
How much does a building permit cost in Toronto?
Building permit costs vary by type: Underpinning permits $3,800-$5,500, walkout & egress permits $2,500-$4,500, drain & sewer connection permits $2,200-$3,500, and construction/demolition permits $1,600-$5,500. These include professional drawings, engineering stamps, city submission, and revision support. Total costs depend on project scope and municipality.
How long does it take to get a building permit in Toronto?
Permit timelines depend on complexity: minor building permits 2-3 days, interior demolition 3-5 days, drain/sewer connections 5-10 days, walkout conversions 5-10 days, full demolition 5-15 days, and underpinning permits 7-10 days. Our 98% first-time approval rate and established City relationships help minimize delays.
Do I need a permit for a basement walkout in Toronto?
Yes, basement walkout conversions always require a building permit in Toronto and the GTA. The work involves structural modifications to the foundation wall, changes to egress requirements under OBC 9.9.10, and potentially affects site grading and drainage. You'll need structural engineering drawings, a site grading plan, and fire separation compliance documentation.
What permits do I need for a drain or sewer connection?
Connecting to municipal storm or sanitary sewers requires a plumbing permit and potentially a site alteration permit. You'll need engineered plumbing drawings, a site grading plan, flow calculations, and in some cases TRCA or Conservation Authority approval. Toronto Water reviews all new connections for capacity and compliance.
Can I do construction work without a permit?
Cosmetic work like painting, flooring, and non-structural drywall typically doesn't need a permit. However, any structural modifications, electrical work, plumbing changes, HVAC alterations, window/door enlargements, or demolition of load-bearing elements requires a building permit. Working without a required permit risks fines of $25,000-$50,000, stop-work orders, and forced demolition.
What happens if I get caught doing unpermitted work?
Consequences include immediate stop-work orders, fines starting at $25,000 for first offense with additional $10,000+ per day, forced demolition and restoration at your expense, voided insurance coverage, complications when selling the property, and potential personal liability for structural failures. The cost of proper permitting is always far less than the penalties.
Do you handle permits for all GTA municipalities?
Yes, DrySpace handles building permits across the entire GTA including Toronto, Mississauga, Brampton, Vaughan, Markham, Richmond Hill, and all York Region municipalities. Each municipality has slightly different processes, fees, and timelines, but our team has established relationships and experience with all major GTA building departments.
What's included in your permit service package?
Our complete permit packages include site assessment, professional engineering drawings (P.Eng stamped), all required calculations and reports, permit application preparation, city submission and follow-up, revision handling, and inspection coordination throughout construction. We offer fixed pricing with no hidden fees.
Related Services & Resources
We Handle Permits From Start to Finish
1,200+ permits approved • 98% first-time approval • Licensed P.Eng engineers • Fixed pricing