Retroactive Building Permits
Help with work that was built or started without a permit: a site review, existing-condition drawings, and permit drawings where an application makes sense.
Is this you?
- Work on your home was completed without a permit
- Construction started before a permit was issued
- You received a notice or order from the municipality
- Unpermitted work came up when buying or selling a home
- A previous owner did the work
- A finished basement was found to lack approvals during rental licensing
If work was done without a permit, we can review what was built and advise whether preparing drawings for a permit application makes sense. Every case is different. It depends on the existing conditions, the information available and the requirements that apply, and the municipality makes the decision.
The municipality may require finished construction to be opened up for inspection, tested or physically changed before it can be approved. Preparing drawings does not guarantee compliance or a permit. Arranging and paying for any physical corrections is the homeowner’s responsibility.
Approval of a finished basement is not the same as approval of a separate dwelling unit. If the basement is used, or will be used, as a second unit, that is a different application with its own requirements; see Secondary Suites and Additional Residential Units.
By type of project
Each type of project has its own considerations:
- Existing basements
- Secondary suites
- Decks and porches
- Additions
- Garages, shops and accessory buildings
As-built drawings
We also prepare standalone existing-condition and as-built drawings. They are often the starting point for a retroactive permit application. They document the conditions we can see; they are not a certification of concealed construction. See Technical Drafting.
What to have ready
- The property address
- Any notices, orders or letters from the municipality
- Photos of the work
- Any drawings, receipts or contractor details you have
- What you know about when the work was done
Not included or separately scoped
- A feasibility report, where the project needs one. It is billed in addition to the site visit.
- Physical corrections to the existing construction, which the homeowner arranges and pays for.
- Engineering, where required. We can help coordinate with qualified engineering professionals; engineering services are scoped and quoted separately.
- Permit application management (optional)
- Permit application management is an optional service you can add to your design and drawing work. Drawing preparation and application submission are separate steps. Submitting an application does not guarantee municipal approval.
How it works
Initial conversation
Tell us what was built, when, and what the municipality has said.
Site visit
Retroactive projects typically need a site visit to review the existing construction. It is billed separately. Where applicable, any credit for the visit toward subsequent design services will be confirmed in your written quotation.
Feasibility report, if needed
Depending on complexity, a separate feasibility report may be needed. It is billed in addition to the site visit; a standard site visit does not include one.
Written quote
We confirm the scope and fees for the drawings in a written quote.
Drawings for the application
Existing-condition and proposed drawings for your permit application. Minor drawing revisions after municipal review are generally included in the agreed scope. Major redesign, newly discovered deficiencies or additional services may need a separate quote.
Submitting the application
We guide you through what your project needs and prepare the drawings and documents. If you would like us to submit the application and coordinate with the municipality for you, we offer that as an optional additional service.
The full processQuestions
Can you tell me whether my existing work will pass?
Not in advance. We can review what was built and advise whether preparing drawings for a permit application makes sense. The municipality may require finished work to be opened up, tested or changed, and it decides on the application.
What if the municipality asks for changes to existing work?
Physical corrections are the homeowner's responsibility to arrange and pay for. Minor drawing revisions after municipal review are generally included in our agreed scope. Major redesign, newly discovered deficiencies or additional services may need a separate quote.
What are as-built drawings?
Drawings that document an existing building as it is. We prepare them on their own or as the starting point for a retroactive permit application. They show the conditions we can see; they are not a certification of concealed construction.
Can you guarantee my permit will be approved?
No. The municipality reviews every application and makes the decision. We prepare the drawings for your project, and reasonable drawing revisions arising from municipal review are included in our scope.
Related services
Building permit drawings across Ontario, with local service in London, Kitchener and Middlesex County. Residential HVAC design across Ontario, including remote projects where suitable.
Ask about your project
Send a few details and we will reply with next steps.
Office and site visits by appointment only.