What happens if I renovate without a permit in Ottawa?

Renovating without a permit in Ottawa can result in stop-work orders, fines up to $100,000, forced removal of work, and serious complications when selling your home.

The City of Ottawa Building Code Services takes unpermitted work seriously. Here's what you're risking and what typically happens:

Immediate Consequences

When the City discovers unpermitted work (often through neighbor complaints, routine inspections, or during home sales), they'll issue a stop-work order immediately. All construction must cease until you obtain proper permits. You'll receive an Order to Comply that gives you a specific timeframe to either get permits or remove the work entirely.

The City can fine property owners up to $100,000 under the Building Code Act, though typical fines for residential violations range from $500 to $5,000 for first offenses. Contractors working without permits face separate penalties and potential license suspension.

Getting Back Into Compliance

You'll need to apply for permits retroactively through ottawa.ca/building or by calling 613-580-2424. The challenge is that inspectors can't see work that's already covered up by drywall or flooring. This often means:

• Tearing open walls to expose electrical, plumbing, or structural work for inspection
• Bringing work up to current Ontario Building Code standards (even if it was legal when originally done)
• Paying permit fees plus potential penalty fees
• Hiring engineers to certify structural changes if original plans weren't submitted

Home Sale Complications

Real estate lawyers and home inspectors routinely check for permits during property transactions. Missing permits can:

• Force you to obtain permits before closing (delaying the sale)
• Reduce your home's value as buyers negotiate for the cost and risk
• Require you to provide warranties that all work was done to code
• Create liability issues if problems arise after the sale

Insurance companies may also deny claims related to unpermitted work, especially for electrical or structural issues.

What Work Actually Needs Permits in Ottawa

Many homeowners don't realize how much work requires permits. In Ottawa, you need permits for:

• Any electrical work (ESA permit required)
• Plumbing changes or additions
• Structural modifications (removing/adding walls)
• Basement finishing
• Bathroom renovations
• Kitchen renovations involving plumbing/electrical
• Additions, decks over 24 inches high
• Fence installations over 6 feet
• Secondary dwelling units

Your Best Path Forward

If you've already done unpermitted work, contact City of Ottawa Building Code Services at 613-580-2424 immediately. Voluntary compliance typically results in lower penalties than being caught. They'll guide you through the retroactive permit process.

For future projects, always check ottawa.ca/building first or call to confirm permit requirements. The permit process typically takes 10-25 business days and costs $200-500 for most residential renovations - much less than the potential consequences of skipping it.

Remember, permits aren't just bureaucracy - they ensure your family's safety and protect your investment. Licensed contractors familiar with Ottawa's processes can help navigate permits efficiently while keeping your project compliant.