Who pulls the permits? Building permits and inspections for Hamilton renovations

Every year somebody learns the hard way that a permit is not paperwork for its own sake. An unpermitted wall removal can mean a stop-work order, an engineer called in after the fact, drywall opened back up so an inspector can see what is behind it, and trouble when you sell or insure the house.

We are engineers, so this is a topic we care about. Structural and life-safety work should be designed, permitted and inspected. Here is how that works in Hamilton.

When is a building permit required in Hamilton?

The City decides, and rules change, so use this as a guide and confirm on the City of Hamilton building permit page. In general, expect to need a permit for:

• Structural changes, including removing or altering a load-bearing wall, beams or openings.
• Additions and new foundations.
• A second unit or basement apartment. See our guide to basement renovation and second units.
• New or altered plumbing and drainage, such as moving a bathroom or adding a fixture.
• Demolition. We wrote a separate guide on demolition permits in Hamilton.
• Commercial fit-outs and changes of use.

Painting, flooring, replacing cabinets in the same layout and similar cosmetic work generally do not need a building permit. When in doubt, call the City before you start, not after.

Should the contractor or the homeowner pull the permit?

Either can legally apply, since the owner or an authorized agent may submit the application. But who applies matters. When the contractor prepares and submits it, the drawings, engineering and inspection bookings are managed by the person scheduling the work. When it is the owner's permit, the compliance responsibility lands on you.

A contractor who is reluctant to be involved in the permit for structural work is giving you information. It may be a perfectly innocent reason, but ask why. Our practice is to manage the permitting and engineering side as part of the job, so the schedule is not waiting on paperwork.

What do inspections actually check?

Inspections happen at stages, typically before work is covered up (framing and structure, plumbing rough-in, insulation and vapour barrier) and again at the end. The point is that someone independent looks at the work while it is still visible. That record also matters at resale, when buyers' lawyers and insurers ask for closed permits.

For structural work, an engineer will usually provide drawings or a letter, and sometimes a site review. That sign-off is part of the file. Because our founder is a civil engineer, this is a part of the work we are comfortable with, and we are happy to explain it in plain language.

Questions to ask your builder before you sign

1. Does this job need a permit, and who is applying?
2. Is an engineer required, and is that cost in your price?
3. Who books the inspections, and how is the schedule affected?
4. Will I receive copies of the permit and the inspection sign-offs?
5. What happens if an inspector requires a change?

Keep reading

• Demolition in Hamilton: permits, demolition control and utility disconnection
• Basement renovation and finishing in Hamilton
• Fixed-price vs cost-plus: which contract protects your renovation budget?

Sources

• City of Hamilton: Building permit application requirements

This guide is general information from a contractor, not legal advice. Rules, prices and ranges change, so confirm current details before you sign a contract.