Navigating the City of Toronto Permit Requirements

Getting an underpinning permit in Toronto isn’t just bureaucracy - it’s a complex process designed to prevent catastrophic failures. One missing document, one incorrect calculation, or one unsigned form can delay your project by months. This guide walks you through every requirement, every form, and every inspection.

We’ve shepherded hundreds of underpinning permits through Toronto’s system. We know what building examiners look for, which engineers the city trusts, and how to avoid the common pitfalls that cause rejections. Whether you’re a homeowner trying to understand the process or a contractor new to underpinning, this guide provides the roadmap.

Remember: Starting underpinning without permits isn’t just illegal - it’s dangerous and can make your property unmortgageable and unsellable.

Required Documents Checklist

Complete Application Package

1. Application Forms

• Building Permit Application (signed)
• Schedule 1: Designer Information
• Schedule 2: Building Data Matrix
• Commitment to General Review (engineer)
• Owner Authorization Form

2. Engineering Drawings (6 Sets)

• Site plan with dimensions
• Existing foundation plan
• Proposed underpinning plan
• Structural sections and details
• Shoring/support plans
• Construction sequence drawings

3. Supporting Documents

• Property survey (current)
• Geotechnical report
• Structural calculations
• Party Wall Agreements
• Insurance certificates
• WSIB clearance letter

4. Additional Requirements

• Zoning review certificate
• Tree declaration/permit
• Erosion control plan
• Traffic management plan (if needed)
• Archaeological clearance (heritage areas)

Each Document Must Be:

• Signed and sealed by P.Eng
• Current (within 6 months)
• Original signatures
• Proper scale (1:50 typical)
• Clear and legible

Drawing Specifications

What Building Examiners Expect

Site Plan Requirements

• Scale 1:200 or larger
• Property lines dimensioned
• Building setbacks shown
• Existing trees marked
• Neighboring buildings indicated
• North arrow included

Foundation Plans Must Show:

• Existing foundation depths
• Proposed underpinning areas
• Section cut references
• Dimension strings
• Column/post locations
• Sequential excavation zones

Structural Details Include:

• Typical underpinning section
• Connection to existing
• Reinforcement details
• Concrete specifications
• Waterproofing callouts
• Drainage provisions

Construction Sequence:

• Maximum excavation lengths
• Support requirements
• Concrete pour schedule
• Inspection hold points
• Critical dimensions
• Safety provisions

Zoning Considerations

Hidden Permit Complications

Zoning Review Triggers:

• Creating basement apartment
• Increasing floor area
• Changing use (residential to commercial)
• Adding parking
• Modifying setbacks

Common Zoning Issues:

• Floor Space Index (FSI) exceeded
• Height increases (even underground)
• Parking requirements
• Landscaping minimums
• Angular plane violations

Committee of Adjustment:

• Required for variances
• 3-4 month process
• $3,000-5,000 costs
• Neighbor notifications
• No guarantee of approval

Development Charges:

• Additional floor area created
• Calculated per square meter
• Can be $10,000+
• Due before permit issuance
• Payment plans available

Building Examiner Review

What They Look For

Structural Elements:

• Load calculations accuracy
• Soil report adequacy
• Sequential excavation logic
• Shoring specifications
• Connection details

Code Compliance:

• Minimum dimensions
• Reinforcement requirements
• Concrete specifications
• Safety provisions
• Inspection protocols

Common Rejection Reasons:

• Incomplete drawings
• Missing calculations
• Inadequate shoring plans
• No construction sequence
• Unsigned documents

Examiner Questions:

• Soil bearing verification?
• Monitoring plan included?
• Neighbor protection adequate?
• Drainage addressed?
• Inspections scheduled?

Tips for Approval:

• Over-document everything
• Clear, detailed drawings
• Address obvious concerns
• Professional presentation
• Respond quickly to comments

Inspection Requirements

Critical Hold Points

Mandatory Inspections:

1. Excavation Inspection

• Before any shoring
• Each section opened
• Verify depths
• Check soil conditions
• Engineer often required

2. Reinforcement Inspection

• Before concrete pour
• Verify bar placement
• Check coverage
• Confirm specifications
• Photo documentation

3. Concrete Placement

• During pour sometimes
• Slump tests required
• Cylinder samples taken
• Mix tickets verified
• Weather conditions noted

4. Backfill Inspection

• Compaction testing
• Material verification
• Drainage confirmation
• Waterproofing check
• Grade establishment

5. Final Inspection

• All work complete
• Drainage functional
• Site restored
• Documentation provided
• Permit closed

Scheduling Inspections:

• 48 hours notice required
• Online booking available
• Morning slots fill first
• Weather may delay
• Inspector has final say

Common Permit Mistakes

Avoiding Delays and Rejections

Application Errors:

• Wrong forms used
• Missing signatures
• Outdated documents
• Incorrect fees
• Incomplete packages

Drawing Problems:

• Insufficient detail
• Missing dimensions
• No engineer seal
• Wrong scale
• Illegible prints

Documentation Issues:

• Expired surveys
• Missing party wall agreements
• No insurance proof
• Unsigned forms
• Missing schedules

Process Mistakes:

• Starting work early
• Skipping inspections
• Not calling for reviews
• Ignoring conditions
• Poor communication

Consequences:

• Stop work orders
• Fines and penalties
• Permit revocation
• Legal action
• Project delays

Timeline Management

Realistic Expectations

Typical Timeline:

• Week 1-2: Document preparation
• Week 3-4: Engineer drawings
• Week 5: Submission
• Week 7-8: Initial review
• Week 9-10: Revisions
• Week 11-12: Approval

Expediting Options:

• Pre-consultation meeting
• Complete submissions
• Experienced engineer
• Quick revision response
• Professional expediter

Delays to Expect:

• Summer vacations
• Holiday seasons
• Complex projects
• Neighbor issues
• Zoning complications

Planning Recommendations:

• Start 3 months early
• Budget for delays
• Have contingencies
• Stay engaged
• Be patient

Post-Approval Process

From Permit to Project

Upon Approval:

1. Pay all fees
2. Collect permit documents
3. Review conditions carefully
4. Post permit on site
5. Schedule pre-start meeting

Starting Construction:

• Notify neighbors
• Arrange inspections
• Confirm engineer availability
• Order materials
• Mobilize carefully

During Construction:

• Keep permit visible
• Document everything
• Call inspections timely
• Address issues quickly
• Maintain communication

Project Completion:

• Final inspections
• Submit documentation
• Close permit properly
• Keep records forever
• File warranty

The Bottom Line

Keys to Permit Success

Start Early The permit process takes months, not weeks. Begin immediately after deciding to underpin.

Hire Professionals Experienced engineers and contractors navigate the system efficiently, avoiding costly mistakes.

Be Thorough Complete applications get approved faster. Missing documents cause weeks of delays.

Stay Engaged Respond to city comments quickly. Delayed responses push you to the back of the queue.

Document Everything Keep copies of all submissions, correspondence, and approvals. You’ll need them for years.

Remember: The permit process protects you, your neighbors, and your investment. While frustrating, it ensures safe, legal construction that maintains your property value and mortgageability.