Building

Building permits are in place for your safety - and the safety of those around you, ensuring your construction project is protected from structural failure, fire hazards from electrical and heating systems, electrical shock and other health risks. Permits also provide a permanent record of the work performed and all inspections conducted to ensure the project is sound and safe.

Before starting a new construction project -- either indoors or outdoors -- you must determine whether you need a building permit.

Building Services at the City of Stratford is here to help you through the Building Permit process.

Applying for a Building Permit

Building Permits are accepted electronically or in person. Please review the steps below to apply for a building permit in the City of Stratford.

When is a Building Permit Required?

Most construction projects require the property owner to apply for and obtain a building permit.

As a building owner, you are ultimately responsible for complying with all building requirements. Failure to obtain building permits can result in costly construction delays, legal action and/or the removal of work already completed.

Common Projects that Require a Building Permit

Exterior

Constructing a new building
Constructing an addition to an existing building, such as:
- Second or third story additions
- Attached garages or carports
- Sunrooms, solariums, porches or decks
Making structural or material alterations, such as:

Adding, enlarging or relocating windows or doors
Enclosing an existing deck, porch or patio of any size

Constructing an accessory structure that is larger than 10 square metres (108 square feet) in area, such as a:
- Detached garage
- Workshop
- Carport
- Pool house or cabana
Constructing a shed when the shed is:
- Greater than 15 square metres in gross area,
- More than 1 storey in building height,
- Attached to a building or any other structure,
- Used for storage for a use that is not ancillary to the principal building on the lot and/or,
- Equipped with plumbing
Constructing a shed/accessory structure of any size that is attached to an existing building and/or has plumbing
Energy and environmental building improvements, such as:
- Roof top storm water retention systems
- Green roofs
- Structures used in the support of a wind turbine generator with rated output of more than 3kW
- Solar projects (installation of solar collector systems, solar hot water systems, etc.)
Constructing a deck more than 60 centimetres (24 inches) above the ground, or attached to another building
Constructing a retaining wall that is more than one metre (3 feet 3 inches) in height, if the retaining wall is on or adjacent to:
- Public property (including streets)
- Building entrances
- Private property accessible to the public
Constructing a tent that:
- Covers more than 60 metres squared (646 square feet); and/or
- Is attached to a building; and/or
- Is within 3 metres (9 feet 10 inches) from another structure
Demolishing or removing all, or a portion of, a building
Installing, reconstructing or modifying:
- Chimney or fireplace
- Wood burning stove or fireplace
- Heating or plumbing systems
- Residential lawn irrigation system (lawn sprinklers)
Changing a building's use, even if no construction is proposed (i.e., from residential to office, single dwelling unit house to multi-dwelling unit house, or B&B created with more than 2 rental rooms)
Installing a private residential pool or hot tub that is able to contain a depth of more than 0.9 metres (2.95 feet) of water
Installing a new sign, altering or relocating an existing sign, or replacing a sign face in the Heritage Conservation District.

Interior

Making structural or material alterations, such as:
- Adding or removing walls (i.e., changing room sizes and/or uses)
- Adding a new bedroom (including in the attic or basement)
- Adding, enlarging or relocating windows or doors
- Enclosing an existing deck, porch or patio of any size
Finishing a basement, if the proposed work includes any of the following:
- Structural or material alterations
- Installing or modifying heating and/or plumbing systems
- Excavating and/or constructing foundations
- Basement underpinning
- Constructing a basement entrance
- Adding a second suite
Demolishing or removing all, or a portion of, a building
Installing, reconstructing or modifying:
- Chimney or fireplace
- Wood burning stove or fireplace
- Heating or plumbing systems
- Backwater valves
- Backflow prevention devices
- Commercial (non-residential) kitchen hood or paint booth
Changing a building's use, even if no construction is proposed (i.e., from residential to office, single dwelling unit house to multi-dwelling unit house, or B&B created with more than 2 rental rooms)
Altering, replacing or adding fire separations, fire alarms, sprinkler systems or emergency lights

If you have any questions about these guidelines, or you are unsure if your project requires a permit, please contact us to discuss. These guidelines are not exhaustive and are subject to change without notice.

Common Projects that Do Not Require a Building Permit

The following are examples of work which do not require a building permit and are not subject to the provisions of the building code (though require compliance with the Zoning By-law). This list is not exhaustive and judgment should be used depending on the situation and circumstances associated with the project. If you are unsure if your project requires a permit, please contact us to discuss.

An uncovered platform or deck that:
- Is not more than 60 centimetres (24 inches) above the adjacent finished grade; and
- Does not form part of an exist required under the Building Code; and
- Complies with the Zoning By-Law
Constructing an accessory structure (detached garage, workshop, pool house, etc.) that is smaller than 10 square metres (108 square feet) in area, unless it is attached to an existing building and/or has plumbing
Constructing a shed that is smaller than 15 square metres (162 square feet) in gross area, unless it is:
- More than 1 storey in building height,
- Attached to another building or structure,
- Used for storage for a use that is not ancillary to the principal building on the lot and/or,
- Equipped with plumbing
Replacement of doors or windows where:
- There is no change in the location or size of the window or door
- The structural support for the opening is not affected
- A new exit is not created
Replacing a furnace or boiler in a house
Repairing or replacing existing plumbing fixtures, with no change in fixture location
Replacing a sump pump
Replacing existing roofing material where no structural work is required
Constructing a retaining wall that is on private property, not accessible to the public and/or where the height is less than 1 metre in height at any location
Finish work, such as painting, wall papering, tiling, carpeting, cabinets, countertops, etc.

Step 1: Planning Your Project

When planning home improvements, you must consider whether you need a building permit. Building permits are required to ensure that all projects meet the Ontario Building Code, zoning requirements, and other building standards are met. Once submitted, Building Permit Applications are reviewed by Municipal Building Officials, to ensure that these minimum requirements are met.

Whether you are doing the work yourself, or hiring a contractor/sub-contractor, it is the homeowner's responsibility to ensure a building permit is obtained, the work is inspected, and any infractions are corrected.

Starting construction without a permit is illegal and is a Provincial Offence.

Step 2: Permit Application, Forms and Drawings

Please fill out the City of Stratford Building Permit Application. If you intend to pay the application fee with a credit card, please fill out the Credit Card Form.

Next, ensure that you have completed all of the required forms and drawings. Dependent on your project, please review these handouts:

For any questions regarding applying for a building permit please contact the City of Stratford Building Department.

Step 3: Submitting Your Permit Application, Forms and Drawings

Completed Building Permit Applications, forms and drawings can be submitted using the Electronic Permit Submission Page.

Please follow the Electronic Permit Application Requirements for file upload requirements.

Hardcopy applications are accepted at the City Hall Annex (3rd Floor), located at 82 Erie Street, Stratford Ontario, N5A 2M4. Only 1 method of submission is required for each permit.

Please ensure that all of the required forms and drawings are submitted. Upon receipt of your submission, a staff member will reach out to confirm your building permit cost, and whether any documents or drawings are missing. Municipal staff cannot begin review of your Application until all documents, and payment, are submitted.

What to Expect After Applying

Upon receipt of your submission, staff will reach out to confirm your building permit cost and collect payment. The application is considered complete once all forms, drawings and payments have been collected.

Municipal staff review complete applications in order of submission. It typically takes about 10 business days to review residential applications and issue the permit. Depending on the project type and and building classification, a longer review period may be assigned.

During the review period, the Building Officials review your documents and drawings, to determine compliance with the various By-laws, Codes and Standards. If a deficiency is identified, or if more additional information is needed, the Building Officials will reach out to the applicant to determine a solution.

Once the review is complete and any deficiencies have been corrected, the building permit is issued. Staff will call or email the applicant when the building permit is issued. For applications submitted online, the building permit is emailed, while paper applications' permits and relating documentation usually need to be picked up at the City Hall Annex (82 Erie Street, Stratford, Ontario, N5A 2M4, 3rd Floor).

Construction may only start once the building permit has been issued. Please review the conditions which have been noted on your building permit and drawings. The permit and attachments should be available on the site.

Mandatory inspections are required to ensure all work being completed is in compliance with the approved plans, including any conditions identified by the Building Officials. It is the responsibility of the permit holder or the agent/contractor acting on behalf of the property owner to book appointments for the required inspections.

Any deviation from the approved application and drawings must be reported to the Building Division. A revised permit application and fees may be required.

Frequently Asked Questions

For any questions regarding applying for a building permit please contact the City of Stratford Building Division.

How much will my building permit application cost?

Please see our Fees.

Do I need a building permit?

Most construction projects require the property owner to apply for and obtain a building permit. Review our list of projects that require and do not require a building permit. If you are unsure if your project requires a permit, please contact us to discuss.

Do I need to hire an engineer, architect or designer to create my drawings?

Most projects' drawings can be created by the homeowner, though larger residential projects are often designed by a qualified engineer, architect or designer.

When creating drawings, please ensure they are drawn to scale and include all required information.

I just submitted my application. Can I start the work immediately?

No. Work is not permitted to begin until after the Building Permit Application has been reviewed, and a Building Permit has been issued. Starting construction without a permit is illegal and is a Provincial Offence.

How long will it take to review my application?

Most residential building permit applications are reviewed within 10 days. We require all documents, drawings and payment to be submitted before an application can be reviewed.

Applications and Forms

Alcohol and Gaming Commission of Ontario Agency Letter of Approval

Authorized Agent Form

Building Permit Application

Credit Card Form

Demolition Services Sign Off Sheet

Request for a Zoning and Building Information Report

SB-12 Energy Efficiency Design Summary

Schedule 1

Schedule 2

Seasonal Use Occupancy Declaration

Building Permit Guides

Deck Package

Shed/Accessory Structure Package

Facility Accessibility Design Manual

The City's Facility Accessibility Design Manual (FADM) was adopted by City Council at the July 26, 2021 Regular Council meeting. Created in consultation with the Accessibility Advisory Committee, the FADM addresses accessibility requirements for the design and construction of new facilities, as well as retrofit, alteration or additions to existing facilities owned, leased or operated by the City of Stratford.

Staff and the Accessibility Advisory Committee will work to promote the manual and provide education on the benefits of meeting these standards by private developers. As noted above, these standards only apply to City facilities and not private developers, although its use will be encouraged throughout the community. Staff will also begin ensuring future projects comply with the manual.

A physical copy of the FADM can be requested by email, or by calling 519-271-0250 ext. 5345.

Code of Conduct for Building Officials and Inspectors

Preamble

The Code of Conduct applies to the Chief Building Official and inspectors appointed under the Building Code Act in the exercise of a power or the performance of a duty under the Building Code Act or the Building Code.

The purpose of this Code is to promote appropriate standards of behaviour and enforcement actions to ensure building officials apply standards of honesty and integrity, and to prevent practices constituting an abuse of power including unethical or illegal practices.

Standards of Conduct

Building Officials undertake to:

Always act in the public interest, particularly with regard to the safety of building works and structures.
Not to act where there may be or where there may reasonably appear to be a conflict between their duties to their employer, their profession, their peers and the public at large and their personal interests.
Apply all relevant building by-laws, codes and standards appropriately and without favour.
Perform their inspections and plan examination duties impartially and in accordance with the highest professional standards.
At all times abides by the highest moral and ethical standards and avoiding any conduct, which could bring or tend to bring Building Officials into disrepute.
Comply with the provisions of the Building Code Act, the Ontario Building Code and other Acts or Laws which regulate or govern Building Officials or their functions.
Not to act beyond their personal level of competence or outside their area of expertise.
Maintain current accreditation to act as an Ontario Building Official.
Maintain their knowledge and understanding of the best current building practices, the building laws and Codes relevant to their inspection and plan examination function.
Extend professional courtesy to all.

Enforcement Guidelines

Compliance with this code of conduct shall constitute a condition of employment as a Chief Building Official or Inspector appointed under the Building Code Act. Any appointed Chief Building Official or Inspector who fails to act in accordance with the provisions of this code may be subject to disciplinary action appropriate to the seriousness of the breach. All allegations concerning a breach of this code shall be made in writing.

Any person who has reason to believe that this code of conduct has been breached may bring the matter to the attention of the Chief Building Official. Where the allegation concerns the actions of the Chief Building Official, the matter may be brought to the attention of the Department Head to whom the Chief Building Official reports.

Any Chief Building Official or Department Head who receives information in writing concerning a breach of this code shall review the allegations of breach and, where justified, shall direct an investigation. Where appropriate, the Chief Building Official or Department Head shall recommend disciplinary action in accordance with the employment standards of the place of work. All communications received by a Chief Building Official or Department Head concerning a breach of this code shall be held in confidence.

Disciplinary action arising from violations of this code of conduct is the responsibility of the City and the Chief Building Official and will be based on the severity and frequency of the violation in accordance with employment laws and standards and relevant collective agreements.

Fees

The City of Stratford Building By-Law #112-2005 outlines all the applicable fees based on the project type and building classification, and most permit fees are calculated by building square footage, while some projects are charged a flat fee. All fees must be paid in full at time of permit application. We accept cash, cheque or credit card.

Development Charges provide for the recovery of growth-related capital expenditures from new development. The Development Charges Act is the statutory basis to recover these charges. Development Charges are adjusted annually on January 1st, and are subject to change without notice.

Review Periods

A review period will be assigned to your permit application, depending on the type of project and building classification. These timelines are based upon a complete application being submitted and as per the Ontario Building Code are prescribed as follows:

10 Days

Houses and semi-detached houses including:
- Additions, renovations
- Decks
- Attached garages, carports
Detached structures serving a building described under item 1.
- Sheds, Garages, Carports
- Pool houses
Tents

15 Days

Town houses or row houses.
Buildings, other than those described above, where the Ontario Building Code, Part 9 is applicable

3 or fewer storeys in height
Building area less than 600 m²
Major Occupancies classified as

Residential
Business and Personal Services
Mercantile
Medium or low hazard industrial

Farm Buildings not exceeding 600 m² building area.

20 Days

Buildings where the Ontario Building Code, Part 3 is applicable

More than 3 storeys in height
Greater than 600 m² building area
Major Occupancies Classified as

Assembly
Care or Detention
Residential
Business and Personal Services
Mercantile
High, medium, or low hazard industrial

Farm buildings exceeding 600 m² building area

30 Days

Post-disaster buildings
High buildings to which OBC 3.2.6. applies
Buildings with interconnected floor areas to which OBC 3.2.8.3. to 3.2.8.11. applies

Notices

Engineered Fill Notice

Inspections

It is the responsibility of the permit holder or the agent/contractor acting on behalf of the property owner to book appointments for the required inspections. Failure to have inspections performed may result in having to uncover and expose work for inspection.

To book inspections please follow these steps:

Your request must be received prior to 4:00 pm for next day inspection
Call the inspection line at 519-271-0250 ext. 5325
Provide the following information:
- Contact name and phone number
- Required Inspection (as listed on the Building Permit)
- Address of the subject property
- Date of Inspection
- Preference for AM or PM
- Permit Number
Our goal is to complete all inspections within 24 hours of request as volume allows.

The Building Department does not call you back to confirm the time of your inspection. You may assume that your inspection is scheduled as close as possible to your requested time. We will only return your call if there is a conflict or we cannot accommodate your request. While staff will attempt to maintain scheduled inspections during the am or pm, we cannot guarantee specific appointments.

The Ontario Building Code stipulates the stages at which a construction project must be inspected. The list of inspections and reports/submissions required is noted on your building permit.

In order to complete an inspection the permit package must be available to the inspector on site.

If you have any questions please call 519-271-0250 ext. 5345.

Zoning and Building Information Report

A Zoning and Building Information Report offers information regarding the zoning, permitted uses, recent building permits, outstanding inspections and work orders for a property. This report is often a requirement at the time of a property transfer, sale or refinancing.

Please fill out the Request for a Zoning and Building Information Report, which can be submitted in person at the City Hall Annex (82 Erie Street, 3rd Floor), or by email. Requests are not processed until payment has been received, either by cash, cheque, or credit card.

Property Survey Requests

The City of Stratford may have a copy of a survey for your property, if one has been provided by an owner or developer for our files in the past. If available, these surveys can be provided upon request, for a fee of $27.00. There is no charge if a file search determines that there is no survey on file.

A survey is a dimension plan of someone's property, including property line locations and dimensions. It also includes any fixed structures on the property (i.e., buildings, fences, retaining walls, etc.).

A survey plan is a representation of the physical conditions of the site at a specific point in time and reliance on any survey plan should be done with caution, and with an awareness that physical conditions of any site can change with the erection of fences, building additions, and the passage of time. Please note that survey(s) on file may not be up to date, and if the survey is to be used for land planning or building matters, the property owner should hire a licensed Ontario Land Surveyor to conduct the survey.

To request a copy of a survey that we have on file, please send us an email, specifying the property address. There is no cost to search the file for a survey. The survey can only be released to the registered property owner (confirmed by photo identification). If the request is being submitted by someone other than the property owner, a signed Authorized Agent Form will be needed. There is an estimated three business day turnaround for requests.

If no survey is located in our files:

You may be able to request one from the Ontario Land Registry Office.
If you know the survey firm which has conducted a past survey for your property, you may contact that survey firm to request a copy of the survey.
You may hire a licensed land surveyor to perform surveying services.