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city hall > city departments > planning & development;faq
Planning & Development
-Frequently Asked Questions-
Home Inspection Questions:
I am buying a house and would like an inspection, who do I call?
Building Questions:
How much does a building permit cost?
How long does the permit process take?
What if I decide to change something after my permit has been issued?
What's the cost for a Building and Zoning Inquiry Letter?
How much notice do I need to give an inspector when I'm ready for inspection?
How big can I build a shop/garage without a foundation?
Sign Permit Questions:
When is a sign permit required?
I would like to put up a sign for my business. Do I need a permit?
Planning Questions:
Can I construct an apartment above my detached garage or boathouse?
I purchased a dwelling with an accessory apartment inside. Is this a legal duplex?
My new project doesn’t seem to fit within the zoning requirements. What can I do?
What is the cost, timing and process for a minor variance, rezoning or Official Plan amendment?
Can I operate a business from my home?
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I am buying a house and would like an inspection, who do I call?
Look in the yellow pages or consult your real estate agent for a private home inspector. Look for an OAHI designation or membership.
It is unlawful to start construction or demolition before you get a permit. Anything that involves the erection, installation, repair, alteration, addition, enlargement, location, relocation, reconstruction, demolition, removal, or excavation of a site or building needs a permit. Some examples are:
- decks*
- new wood burning fireplaces or woodstoves/pellet stoves
- completion of roughed-in fireplaces – wood burning only
- porches
- sunrooms
- solariums
- carports
- attached or detached garages
- dormers
- additions
- in-ground swimming pools
- fences around swimming pools
- septic system alternations or new systems
- plumbing and/or drains
- new or structural alterations to windows or doors (straight replacement exempt)
- adding or removing walls
- finishing basements*Decks in the rear yard, not attached to the house and less than 10m² (108 sq.ft.) in area, do not require a permit. Decks larger than 10m² (108 sq.ft.) and all decks attached to a house require a permit.
A building permit is not required for a detached accessory structure measuring less than 10m² (108 sq.ft.) in area. (An accessory structure is any building or structure other than the house.) Building permits are also not required for the following:
- air conditioning units or heat pumps added to existing systems
- pool heaters
- painting and decorating
- landscaping
- fences
- asphalt roof shingling
- eaves troughs
- minor repairs to masonry
- damp-proofing basements
- kitchen or bathroom cupboards without plumbing
- free-standing satellite dishesAlthough a building permit may not be required, you must still comply with the requirements of the Zoning By-law.
You can also call 329-7258 to inquire. For more information, including what you need to submit with your permit application, look at the Homeowner's Guide to Building Permits.
How much does a building permit cost?
Building permits cost $8.00 per $1000.00 of construction costs with a minimum fee of $75.00. A separate fee applies to plumbing permits and is based upon the number of fixtures.
How long does the permit process take?
After the Planning Department has signed off on the permit, there is an average of a 10-14 business day wait for the permit to be issued. The most important thing you can do to facilitate a quick processing time is ensure that you have all your documentation and plans in order when you make your permit application. There is no need to inquire about the status of your application; you will be contacted as soon as your permit is ready.
What if I decide to change something after my permit has been issued?
You need to contact the inspector in charge of your project. Most likely, a new set of drawings will be required for review. Do not proceed with work until clearance is given by the Building Department.
What's the cost for a Building and Zoning Inquiry Letter?
A Building and Zoning Inquiry costs $75.00. A separate inquiry is available for each Building or Zoning, also costing $75.00.
How much notice do I need to give an inspector when I'm ready for inspection?
We require at least 24-hours notice for inspections. The City Building By-law states you must give 2 business days notice prior to covering.
How big can I build a shop/garage without a foundation?
Any accessory building larger that 108 square feet requires a building permit. The maximum square footage that can be accommodated by a floating slab is 600 square feet (56 square metres). Anything larger than this requires strip footings and a foundation or an Engineered slab.
Single Family Dwelling and Duplex: The owner of a Single Family Dwelling or duplex may do their own drawings. If you hire someone to do drawings for your home project, they must have a BCIN for Houses.
Multi-Unit Dwellings: Multi-Unit Dwellings, with 3 or more units, must have drawings prepared by someone with a BCIN for Small Buildings.
Small Commercial: Commercial Units located in a building no larger than 600m2 and maximum 3 stories must have drawings prepared by someone with a BCIN for Small Buildings.
More information about the BCIN may be found on the Ministry of Housing Website at www.obc.mah.gov.on.ca
Do I need a permit for a swimming pool?
All in-ground pools require a permit. Some above ground pools will also require a permit based on by-law criteria. Contact the Building Department at 705-329-7258 for further information. Swimming pools are considered an accessory building or structure for the purposes of zoning. As such, there are specific setbacks required from property lines. Please contact the Planning Department at 705-325-2171 for setbacks.
When do I need a permit for a fence?
Only fences around swimming pools require a permit. Swimming pool fences must be a minimum of 1.2 m high and any gate must have a self-closing mechanism with lock. Generally fences should be built on your own lot unless the neighbour agrees to have it located on the lot line.
When is a sign permit required?
A permit is needed for all new signs. There are two different application forms, one for temporary/portable signs, and one for permanent fixed signs.
Link to Temporary/Portable Sign application >>
Link to Permanent Sign application >>
I would like to put up a sign for my business. Do I need a permit?
Yes – the City of Orillia requires that all businesses displaying an advertising sign obtain a sign permit. A building permit is required for any sign other than portable signs or a change of message on an existing sign. For additional information, please see the Sign By-Law User Guide or contact the Department of Planning and Development Building Division at 329-7258.
I would like to build a secondary structure (such as a deck, shed, garage or gazebo) on my property. What are the zoning requirements I should be aware of?
The City of Orillia’s Zoning By-Law provides specifics on the maximum size, height, lot coverage and setbacks from property lines for secondary structures. All new construction projects must conform to the provisions of the By-Law. To determine the zone you reside in and the corresponding By-law provisions, please see the Zoning By-law and corresponding Schedule on the Department of Planning and Development website or contact the Department of Planning and Development at 325-2171.
Can I construct an apartment above my detached garage or boathouse?
Garages and boathouses are considered accessory structures. The City’s Zoning By-law prohibits use of an accessory structure for human habitation.
I would like to build an apartment in my single family house. What planning considerations should I be aware of?
The addition of a second dwelling unit is permitted provided the following conditions are satisfied:
- The two units will be divided horizontally and each unit will have its own independent entrance
- The property is located in HR, R1, R2, R3, or R4 Zone
- Consult with a Planner to identify the zoning requirements (minimum lot area, lot frontage, yard setbacks, parking requirements). Contact the Planning Department at 325-2622 for more information.
- Consult with a Building Inspector to ensure the proposed apartment will meet the Building Code. Contact the Building Department at 329-7258.
- Consult with the Fire Prevention Officer to ensure the proposed apartment will meet the Fire Code. Contact the Fire Department at 325-5201.
I purchased a dwelling with an accessory apartment inside. Is this a legal duplex?
Submit a written request and fee of $75.00 for a building and zoning compliance review to determine whether or not the City recognizes the second dwelling unit as legal. If the City has no evidence of a legal second dwelling unit, then it is the responsibility of the property owner to have the second unit legalized. Consult with a Planner to discuss options for legalizing the second unit. Contact the Planning Department at 325-2622.
My new project doesn’t seem to fit within the zoning requirements. What can I do?
If you feel you can not modify your project to fully comply with the relevant Zoning By-law provisions, and you feel the contravention is minor thus causing you “undue hardship”, an application can be made to the Committee of Adjustment. The Committee of Adjustment has the power to grant a Minor Variance (or permission) for your project. For additional information on the Committee of Adjustment and applicable fees, please see the Department of Planning and Development website or contact the Department of Planning and Development at 321-2171.
What is the cost, timing and process for a minor variance, rezoning or Official Plan amendment?
The application form list the fees for various applications. The timing of the process is directly related to the complexity of the application. Minor Variances can be dealt with the quickest, usually two months. Severances have a similar timeframe. A rezoning or Official Plan amendment application can usually be completed within a four-month period. Once a decision is final, the timing for completing any agreements or satisfying any conditions of approval is in the hands of the applicant.
Can I operate a business from my home?
Home Occupations are permitted in several residential zones (R, HR, R1, R2, R3 & R4 Zones). Home Industries are only permitted in the R (Rural) Zone. A Home Occupation or Industry is an accessory use of part of a dwelling for gainful employment which is secondary to and compatible with surrounding residential uses and is carried out by members of the household residing in the dwelling unit. Additional requirements for Home Occupations and Home Industries are outlined in Section 3.9 of the Zoning By-law.
Lot coverage is the combined area covered by all buildings and structures on the lot and calculated as a percentage of the lot area. Decks are included within lot coverage. Each zone has its own maximum allowable percentage.
Does Orillia have a tree cutting by-law?
Orillia has a Tree Conservation By-law as part of its Municipal Code. It was passed in September 2006 and provides that no person shall cut any tree on lands greater than ½ hectare without receiving the approval of the Director of Planning and Development. Such approval may be granted upon the preparation of a tree cutting proposal by a certified arborist or forester. This proposal must include a complete inventory of all trees on site, the proposed trees to be removed and a justification for it. A proposal is not needed if the land is the subject of a signed development agreement.
What is the BIA? What’s its purpose?
B.I.A. is Business Improvement Area and there are many BIA’s across Ontario and across Canada. They are designated areas, usually downtowns, where, through a special tax levy, Downtown Boards are able to market, improve and revitalize the BIA areas. Orillia’s BIA is looked after by the Downtown Orillia Management Board (DOMB) comprised of owners, shopkeepers and appointed members of City Council. The DOMB can be reached at 1-705-325-2997.
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This website was last modified on
March 25, 2010
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