City View Portal

What work requires a building permit?

The following are examples of work which require a building permit. However, this list is not exhaustive. Please contact Building Services for assistance. Find out if you need a building permit before starting your project.

Exterior

• Guard/railing replacement or new installation
• Tents greater than 60 square metres, all tents within 3 metres of a building, or a group of tents
• Detached covered or uncovered deck more than 200 mm above adjacent grade
• Detached structure containing plumbing
• Detached shed, not more than 15 square metres, not more than 1 storey in building height, not attached to a building or structure and is used only for storage purposes, where accessory to a detached house, semi-detached house or row house
• Additions (includes enclosing existing porch)
• Waterproofing/damp proofing foundation walls
• Replacing weeping tile
• Repairs to structural members (i.e. subfloor, roof sheathing, beams, lintels, etc.)
• Raising or lowering (underpinning) a house to provide a full basement
• Replacing roofing or exterior cladding with a different material
• Solar panels
• Ramps or elevating devices
• Replacing structures in same size same location
• Retaining walls that exceed 1000mm in exposed height adjacent to;
• public property
• access to a building, or
• private property to which the public is admitted
• Pool enclosures/fences – around swimming pools with a water depth of 305mm (12 inches) or greater (includes all seasonal, above ground, and inground pools)
• Signs as designated in the Ontario Building Code and signs defined in the Sign By-law

Interior

• Interior alterations including finishing or partially finishing a basement or other spaces
• Finishing existing non-finished space
• Walkout basement
• Replacement of interior railings/guards
• Adding an accessory dwelling unit (conversion)
• Relocating rooms/creation of new rooms
• Material alterations including installing or replacing drywall and insulation
• Creating new door or window openings or increasing the size of openings
• Relocating door or window openings
• Adding or removing walls (non-load bearing and load bearing), beams and lintels
• Backwater valve
• Waterproofing/damp proofing foundation walls
• Internal weeping tile system
• Sump pump
• Fire damage repair
• Changing the use of a building (e.g. lodging house, bed and breakfast or changing any part of a building from one use to another)

Plumbing

• New plumbing or relocating plumbing
• New septic systems, repair or replacement (septic tank permits are submitted and processed through the Niagara Region).
• Installation of; water meter, water, sanitary, and storm services to the property line (single family dwellings only).

Heating

• Wood stoves or fireplaces
• New or replacement of ductwork in an HVAC system
• Installation of internal plumbing

Demolition/Removal

• Demolitions for structures 10 square metres or greater (except for accessory structures not more than 15 square metres, as noted)
• Partial demolitions of buildings
• Partial demolition of an attached structure

The following are examples of work which do not require a building permit. However, this list is not exhaustive.  Even if a building permit is not required, compliance with zoning bylaw is required. Please contact Building Services for assistance.

• Sheds – Where accessory to a detached house, semi-detached house or row house, a Building Permit is not required for the construction or demolition of a detached shed provided that the shed:
  • is not more than 15 square metres in gross area,
  • is not more than one storey in building height,
  • is not attached to a building or any other structure,
  • does not have plumbing. 

For all other uses, a Building Permit is not required for the construction or demolition of a detached structure provided it is not more than 10 square metres and does not have plumbing.  (Must still comply with the City’s Zoning By-law requirements).

• Repairing evestroughs where drainage is contained withing the property.
• Building a fence that does not enclose a pool (Refer to the Fence By-law for details)
• Installing minor millwork, cabinetry, and flooring such as carpet, laminate or hardwood.
• Landscaping (a site alteration permit may be required for changes in grading)
• Painting or decorating
• Replacing existing plumbing fixtures in the same location
• Furnace replacement
• Re-shingling a roof with the same roofing materials
• Replacing existing windows to the same size and location where no fire resistance rating is required.
• Demolition of building located on a farm

All forms are available on the Application Forms page.

An active Portal account is needed to apply for a building permit.  Please refer back to “How do I register?” for more information.

Before submitting a building permit application, a Zoning Compliance Certificate is required. The Planning Department will verify zoning compliance before accepting any building permit applications to ensure that all relevant zoning regulations are met before submissions are made, thereby reducing delays.

To apply for a Zoning Compliance Certificate:

• From the Portal home page, log in to your Portal account using the “Sign In” link
• Under Planning Department, select “Apply for a Planning Application”
• Select “Compliance Letters” as the application type
• Select “Compliance Letters- Zoning Compliance Certificate” as the application subtype
• Follow the application steps to provide all relevant information and required documents

Once you have received your Zoning Compliance Certificate you can submit your building permit application:

1. From the Portal home page, log in to your Portal account using the “Sign In” link
2. Under Building Department, select “Apply for a Building Permit”
3. Permit Application – Description and Type

• Use the dropdown lists and textboxes to provide project details
• The presence of red asterisks (*) indicate required fields, and must be completed to advance to the next step
• Select “Next Step: Permit Type”

4. Permit Application – Select Permit Types

• Ensure the appropriate permit type is selected for the project, as well as any applicable sub-permits (i.e. plumbing, renewable [green] energy systems, sewage system, sewer lateral / water service)
• Select “Next Step: Work Items”

5. Permit Application – Work Items

• Ensure that all of the applicable work items are selected for the project, including any other information that may be requested
• Select “Next Step: Description of Work”

6. Permit Application – Description of Work

• Select “Next Step: Location”

7. Permit Application – Location of Work Being Done

• Provide the work location for the project:
  • Select “Use My Location” checkbox (will select the address associated to your Portal account), or
  • Search for your location (will start to auto-populate based on what is being typed), or
  • Select “Can’t find address” and provide the location details (roll number or address)
• Select “Next Step: Contacts

8. Permit Application – Contacts

• Property Owner and Owner Builder contact information is not shown for privacy reasons
• A Contractor can be added by selecting “Add Business From Address Book”:
  • Select “Contact Type – Contractor”
  • Search for the contractor (will start to auto-populate based on what is being typed)
  • Select “Add This Contact”
• Select “Next Step: Upload Files”

9. Permit Application – Upload Documents

• Review the Guidelines for Electronically Submitting Documents
• The list of submittal documents relates to the application and permit types previously selected (it is exhaustive and not all of the items may be applicable to the application)
• Attach each applicable document by selecting “Browse” for each item
• If you have a document that is not listed, use “Upload Additional Documents” and provide a short description of the document
• Multiple submissions can be made by selecting “Browse” for each item
• Select “Next Step: Review & Submit”
• A pop-up will notify you that the documents are being uploaded and that the upload is complete, or that if you have not uploaded any documents then they can be uploaded at a later date
• Select “Ok”

10. Permit Application – Review & Submit

• Review the information to ensure that it is correct and complete
• Review the and select “Yes” from the dropdown list after it has been read
• Type the CAPTCHA characters in the field below the image
• Select “Submit Application”

11. Permit Application – Submitted

• Review the submitted information again, and print the confirmation page for your reference
• The application will also be available for viewing under My Permit Applications (from My Items)

Please contact Building Services if you need assistance selecting the appropriate application type.

• Addition to Existing Building
  • When building any addition to an existing structure. Examples also include; decks/porches, attached garage/carport, sunroom, adding additional storey(s).
• Change of Use
  • When the changes of the use of the building constitute an increase in hazard for the purposes of section 10 of the Building Code Act. This could be to the entire building or part of the building. Some examples are; converting a single dwelling unit to multi-dwelling unit (including Bed & Breakfast), or converting residential to office. Even if no construction is proposed, if a change of use is proposed a building permit is required.
• Conditional Permits
  • Must meet specific requirements of the Ontario Building Code Act and is strictly within the discretion of the Chief Building Official. Please contact Building Services prior to applying for a conditional permit.
• Demolition
  • Includes residential and non-residential buildings as well as accessory structures.
• HVAC/Mechanical
  • HVAC roof top units, HVAC duct work, furnace or hot water tank replacement, boiler replacement, commercial cooking exhaust system, and spray booth
• Liquor License Approval Request
  • For new requests and renewals
• New Construction
  • Choose this when constructing any new building or structure. Including designated structures defined in the Ontario Building Code.
• Plumbing
  • Backflow valve, sump pumps, weeping tile replacement, permits through City WRAP program, plumbing fixtures, grease/oil interceptor, plumbing system alterations, replacement of domestic water lines and risers
• Pool Permit
  • Inground pools, above ground pools and seasonal pools
• Renovation / Alterations
  • Includes but not limited to; interior finish, attached garage/carport, accessory buildings, building envelope (roofing, cladding, windows), concrete restoration, alterations to a deck, demising wall, electromagnetic locking device, fire alarm annunciator panel/system, fireplace, foundation replacement, interior renovation/finished basement, life safety devices, public pools, portable classrooms, re-roofing of buildings other than houses, roof structure replacement, retaining walls, shoring, signs designated in the OBC, sprinkler system, stages, standpipe system, underpinning, wood stove.
• Sewer / Site Servicing
  • Domestic water supply, fire services main, sanitary and storm sewers, manholes, catchbasins, and geothermal systems.
• Sign Permit (or Building Permit – depending on the type of sign)
  • Signs defined in the City of Niagara Falls Sign By-law shall be submitted as a Sign Permit application.
  • Signs regulated by section 3.15 of Division B of the Ontario Building Code that are not structurally supported by a building. Signs regulated by the OBC include:
    • Pylon sign over 7.5 meters in height
    • Roof sign with face over 10 square meters
    • Projection sign over 115 kg in weight

When applying for a new sign under the OBC please select “New Construction” as the application type (not Sign application).  Under “Building Use” select “Designated Structure”.

When applying to renovate an existing OBC sign please select “Renovation/Alteration” as the application Type.  Under “Building Use” select “Designated Structure”

The total construction value of the project is based on both materials and labour of the project (regardless of if the work is being done by yourself).  The information is collected for statistical reporting only and does not affect the calculation of permit fees.

Some work items may be included with the application. For example, construction of a new home and a new deck can be on the same application.  However, construction of a new home, a new detached garage, detached additional dwelling unit, and/or a new swimming pool require separate applications. Separate permit applications are required for each building.

Work item quantities are entered in specified units,

• When entering SQ M quantities, they will need to be calculated by either gross floor area or gross leasable floor area (whichever is most relevant). Please refer to the City’s Zoning By-law No. 79-200 for the current definitions.
• When entering EACH quantities, it is a direct count of the specified number of work items proposed for the project.

You can upload documents and images that have the following extensions:

• .PDF (Adobe or Acrobat)
• .JPG (photo or image)

Files in zip format are NOT acceptable. Submitted documents and images must not exceed 300MB in size. All plans/documents must be unsecured and not password protected.

Please name your files to correspond to the type of document you are uploading. This ensures each file can be easily identified by staff.

Step 7 of the application will prompt you to “Upload Files”.  For each applicable file type, select “Browse” and then the corresponding document.  Once uploaded, you will see the name of the document under “Browse”.  Please upload each document to the corresponding line item.  If you have a document that is not listed and you want to include it in your submission, scroll to the bottom of the page and use “Upload Additional Documents”.  Provide a short description of the document and upload your document.  We have provided an exhaustive list of documents, some of which may or may not be applicable to your project.  If the document is not relevant to your submission, you do not need to upload it.  Once you have uploaded all of the applicable documents, select “Next Step: Review & Submit”.  You will be notified that your uploads are in progress and when uploads are complete.  Once complete, select “Ok”.

Building permit related fees (excluding Development Charges) will be made payable once an initial assessment of the application has been done, and they must be paid prior to our formal review of the permit.  Development Charges will be made payable once the permit is ready to be issued, and they must be paid prior to the issuance of the permit.  There may be instances where additional fees may apply to your permit application.  Please note that fees are subject to change.

Note:  An active Portal account is needed to view and pay for fees online.  Please refer back to “How do I register?” for more information.

Option 1: From the home page, select “Upload Submittals”. Begin typing the application number or property address in the auto suggest search box and select “Go!”, or if the item you are searching for appears, select it from the list. You will be routed directly to the Submittals page, or all relevant applications will load under the map.

Option 2: From the home page, select “My Items”, expand “My Permit Applications”, find the correct application, and select “Upload Submittals”. You will be routed directly to the Submittals page.

Option 3: From the Permit Application Status page, under Upload Documents select “Click Here” or at the bottom of the page select “Submittals”.

Once you get to “Submittals”:

• If you are resubmitting the same document type, as would be the case for a requested correction, use the “New Version” button on that line item and upload the revised document (the entire document including the corrections).
• If you are adding a document that is on the list, but this is the first time you are uploading it, use the “Browse” button on that line item and upload the document.
• If you are submitting a document that isn’t on the list, use the “Upload Additional Documents” at the bottom of the page, provide a short description of the document, and upload the document.

Revisions are requests for changes to plans after a permit has been issued.  Revisions can be submitted on a permit up until the permit has been deemed complete. 

• Sign in to Portal, select “My Items”, open “My Permit Applications”, and select “Add a Revision” for the corresponding permit.
• Choose as many permits as are appropriate for the revision and then “Next Step: Work Items”.
• Choose as many work items as are appropriate for the revision and then “Next Step: Description of Work”.
• Provide the quantity for the revision work item(s) in the units specified and then “Next Step: Contacts”.
• If an additional business/contractor needs to be added, do so with “Add Business From Address Book” and then “Next Step: Upload Files”.
• Use “Browse” to add documents, and then “Next Step: Review & Submit” to upload the documents.
• Review the information to verify its accuracy, complete the permit disclaimer, and then select “Submit Application”.
• The revision will be assessed by Building Services staff, additional fees may need to be paid, and then a formal review of the revision will be done.

The time period within which a building permit application is refused or deemed complete is two business days following the date the application was submitted.

The time period within which a building permit is issued or refused will begin after the application package has been deemed complete, including the payment of the initial fees.  The time period for issuance or refusal is regulated by the Ontario Building Code (Div. C, 1.3.1.3.) and is based on the class of building.

If you would like to request an inspection for your existing permit, sign in to Portal, select “My Items”, open “My Permit Applications” and find the permit.  If the permit has an inspection waiting to be completed, you will see “Request Inspection”.  Select the inspection you would like to schedule and select “Next Step”.  Fill in the date, time and notes fields.  Only Building Department staff can view the notes (i.e. gate codes, locations of keys, phone numbers, email addresses).  Type the CAPTCHA characters in the field below the image and select “Next Step: Complete”.  The Building Department will receive a message indicating your request.  Check back later in “My Items” under “My Upcoming Inspections” to see when the inspection has been scheduled for.  If you don’t see “Request Inspection” under your permit in “My Items”, please call 905-356-7521 extension 4251 or 4285, or email [email protected].

If you would like to cancel an inspection for your existing permit, sign in to Portal, select “My Items”, open “My Permit Applications” and find the permit.  If the permit has a scheduled inspection waiting to be completed, you will see the scheduled date and a link to “Cancel”.  Select “Cancel”, and a “Confirm Cancel Inspection” page populates.  Review the information and ensure that you selected the correct inspection to be cancelled.  If so, select “Yes, Cancel This Inspection”.

Note:  If you accidently selected the wrong inspection, select “No, Don’t Cancel This Inspection” and it will return you to the permit for you to select the correct inspection.

Sign into Portal, select “My Items”, open “My Permit Applications”, find the permit and then select it.  On the Permit Application Status page, scroll down to Inspections and you will see the entire list of applicable inspections for your project in a table.  The table lists each inspection, outcome, requested date, scheduled date, and date inspected.  If the inspection has been completed it will have an associated outcome.  If you scroll further down the page to Documents & Images, you can find any generated inspection reports.

Note:  An active Portal account is needed to view and pay for fees online.  Please refer back to “How do I register?” for more information.

Payments can be made in-person, online or by mailed cheque.  City of Niagara Falls fees are payable to “Corporation of the City of Niagara Falls”. Region of Niagara Development charges must be on a separate cheque payable to the “Niagara Region”.

To pay online:

The option of “Add Fees to My Cart” will become available, once your application has been assessed and the fees have been verified.

1. Select “Add Fees to My Cart” from My Permit Applications (from My Items) or from Permit Application Status
2. Select “My Shopping Cart” from the top menu bar
3. Fees can be selected and deselected with the corresponding buttons, or with the checkboxes in the “Pay?” column of the fees table
4. Ensure that your payment details are ready before selecting “Make Payment” as there is a three (3) minute time limit before the transaction is cancelled
5. Select “Make Payment” and you will be redirected to our secure third party payment gateway (Paymentus)
6. Complete all mandatory fields and input your payment information before selecting “Continue”
7. Confirm your payment and review the Payment Authorization Terms before checking the checkbox and selecting “Pay (Amount)”
8. A payment receipt will be generated that can be printed and then you can select “Back to home” to redirect you back to Portal
9. A detailed receipt can be printed from Documents & Images (from Permit Application Status)

A planning application is required when a use is proposed that is not permitted by the Zoning By-law and/or Official Plan. It is also required in order to create new lots, or if a property is subject to site plan control. Decisions are made by Council, Committee of Adjustment, or staff, dependent upon the type of application. The decision maker will review your application and make educated decisions about the proposed changes to land use.

To book a Pre-consultation meeting sign into Portal and select “Apply for a Planning Application” select “Pre-Consultation” from the project type drop down menu and follow the application steps to provide all relevant information and required documents.

More information on the pre-consultation meeting process

• Planning Applications
  • Pre-Consultation
  • Official Plan Amendment
  • Zoning By-law Amendment
  • Draft Plan of Subdivision
  • Site Plan Control
  • Part Lot Control Exemption
  • Remove or Lift a Holding Provision
  • Deeming By-law
  • Zoning Compliance Certificate
• Committee of Adjustment Applications
  • Consent
  • Minor Variance 
• Community Improvement Plans

All planning application forms can be found on the Application Forms page

An active Portal account is needed to submit a planning application.  Please refer back to “How do I register?” for more information.

It is strongly encouraged that you speak to Planning & Development staff prior to submitting an application, to ensure your development proposal meets policy and all of the requisite documents are submitted with the application. If you have questions/concerns, please contact a planner at [email protected]

1. From the Portal home page, log in to your Portal account using the “Sign In” link
2. Under Planning Department, select “Apply for a Planning Application”
3. Choose an application type

• Select an application type from the “Choose the project type” drop down menu
• Include the purpose of the application in the “Project Descriptive Name”
• Provide a brief explanation of the development proposal in “Comments”

4. Choose a sub-application type from the drop down menu
5. Insert Location of Project

• Add project location for the project (multiple addresses may be selected):
  • Select “Use My Location” checkbox (will select the address associated to your Portal account), or
  • Search for your location (will start to auto-populate based on what is being typed), or
  • Select “Can’t find address” and provide the location details (roll number or address)

6. Application Contacts

• Property Owner and Applicant will automatically generate. Please add related application contacts including agent or additional applicant if required.

7. Upload Documents

• Review the Guidelines for Electronically Submitting Documents
• The list of submittal documents relates to the application and permit types previously selected (it is exhaustive and not all of the items may be applicable to the application)
• Attach each applicable document by selecting “Browse” for each item
• If you have a document that is not listed, use “Upload Additional Documents” and provide a short description of the document
• Multiple submissions can be made by selecting “Browse” for each item
• Select “Next Step: Review & Submit”
• A pop-up will notify you that the documents are being uploaded and that the upload is complete, or that if you have not uploaded any documents then they can be uploaded at a later date
• Select “Ok”
• If required documents are missing or incomplete, the application will be deemed Incomplete

8. Review & Submit

• Please review your application prior to submission
• Type the CAPTCHA characters in the field below the image
• Select either “Submit Application” or “Save this Application for Later”

9. Submitted

• To ensure your application has formally been submitted, please review the Project Number. If there is a TMPPL prefix, then your application has not been formally submitted.

You can upload documents and images that have the following extensions:

• .PDF (Adobe or Acrobat)
• .JPG (photo or image)
• .DWG (CAD file)

Files in zip format are NOT acceptable. Submitted documents and images must not exceed 300MB in size. All plans/documents must be unsecured and not password protected.

Please name your files to correspond to the type of document you are uploading. This ensures each file can be easily identified by staff.

Step 7 of the application will prompt you to “Upload Files”.

For each applicable file type, select “Browse” and then the corresponding document.  Once uploaded, you will see the name of the document under “Browse”.  Please upload each document to the corresponding line item. 

If you have a document that is not listed and you want to include it in your submission, scroll to the bottom of the page and use “Upload Additional Documents”.  Provide a short description of the document and upload your document.  We have provided an exhaustive list of documents, some of which may or may not be applicable to your project. 

If the document is not relevant to your submission, and not identified in the pre-consultation meeting notes as being a required submittal item, you do not need to upload it. 

Once you have uploaded all of the applicable documents, select “Next Step: Review & Submit”.  You will be notified that your uploads are in progress and when uploads are complete.  Once complete, select “Ok”.

If revised or new documents are required for an application, the applicant will be notified by the City.

Option 1: From the home page, select “Upload Submittals”. Begin typing the application number or property address in the auto suggest search box and select “Go!”, or if the item you are searching for appears, select it from the list. You will be routed directly to the Submittals page, or all relevant applications will load under the map.

Option 2: From the home page, select “My Items”, expand “My Planning Applications”, find the correct application, and select “Upload Submittals”. You will be routed directly to the Submittals page.

Option 3: From the Planning Application Status page, under Upload Documents select “Click Here” or at the bottom of the page select “Submittals”.

Once you get to “Submittals”:

If you are resubmitting the same document type, as would be the case for a revised document being required, use the “New Version” button on that line item and upload the revised document (the entire document including the corrections).

If you are adding a document that is on the list, but this is the first time you are uploading it, use the “Browse” button on that line item and upload the document.

If you are submitting a document that isn’t on the list, use the “Upload Additional Documents” are at the bottom of the page, provide a short description of the document, and upload the document.

My Application Status is deemed Waiting for Submittals or Waiting for Revisions

If the status of your application is deemed Waiting for Submittals: your application has been reviewed for completeness, however an element of your application is incorrect or missing and has been deemed incomplete. Refer to the Incomplete Application Notice document under “Documents & Images” to find the list of documents that need to be submitted.

If the status of your application is deemed Waiting for Revisions: your application has undergone formal review by City departments and agencies and elements of your application must be addressed. Refer to the Comment Letter document under “Documents & Images” to find the comments from the City departments and circulated agencies that are required to be addressed.

Planning-related fees will be made payable once an initial assessment of the application has been done and must be paid prior to the City’s formal review of the application. Fees to the City and all agencies (paid directly to the Region and NPCA with receipts provided to the City) must be paid in order for an application to be deemed complete. Please note that fees are subject to change.

Option 1: Sign in to Portal, select “My Items”, open “My Planning Applications”, find the application and then select it. On the Planning Application Status page, scroll to Summary, and review Application Status.

Option 2: Sign in to Portal, select “My Items”, open “My Planning Applications”, find the application and then select it. On the Planning Application Status page, scroll to Application Types. The Application Status can also be found under the specific application type.

For further information on the status of the application, please contact the planner on the file.