When do Markham homeowners need a building permit for a renovation?In Markham, you generally need a building permit for additions, structural changes such as removing a load-bearing wall, new plumbing, secondary suites, decks that are attached, larger than 10 m² or more than 600 mm above the ground, and sheds over 10 m². You do not need one for painting, cabinets, shingles, landscaping or replacing a furnace with the same type. Electrical work needs a separate ESA permit, even for small jobs. Ontario requires a decision on a complete house permit application within 10 business days, and Markham’s 2024 median was 10 working days.
Permits can feel like paperwork, but they protect your safety, your insurance and your home’s resale value. Work done without a permit can surface years later during a sale or an insurance claim.
Michael John Lau, a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, sees permit questions come up in almost every sale of a renovated home, which is why he encourages owners to get them right from the start.
What needs a permit in Markham
| Project | Permit? |
|---|---|
| Deck in the rear yard, not attached, under 10 m², and not more than 600 mm above ground | No |
| Deck that is attached, larger, or more than 600 mm above ground | Yes |
| Shed or accessory building over 10 m² | Yes |
| Addition, garage, sunroom, dormer | Yes |
| Removing a load-bearing wall | Yes |
| New plumbing or altering pipes | Yes; replacing fixtures does not |
| Changing fuel type or adding a wood stove | Yes |
| Replacing a furnace or water heater with the same type | No |
| Secondary suite | Yes, plus registration with Markham Fire & Emergency Services |
| Pool deeper than 0.6 m | Pool enclosure permit and a 1.2 m fence before filling |
| Painting, cabinets, shingles, landscaping | No |
City of Markham guidance. Confirm your specific project with Building Standards before starting.
Basements and second units
Finishing a basement often involves new plumbing, framing and electrical work, and Markham’s 2026 fee schedule includes a residential alterations rate of $8.43 per square metre. A secondary suite needs a building permit before work starts and must then be registered. See Markham’s legal basement suite rules.
Electrical work needs an ESA permit
The Electrical Safety Authority requires a notification of work, which is a permit, before most electrical work, even small jobs. Homeowners may do electrical work in their own home, but only themselves; friends and family cannot. After inspection, ESA issues a Certificate of Acceptance, which matters for insurance and resale.
Planning a renovation before you sell?
Michael John Lau can explain which projects add value in your neighbourhood and how buyers will look at permits.
Book a consultationSearch Markham homesPrefer to talk? Call the Kaizen Real Estate Team at (647) 370-8885.
2026 fees and timelines
| Work, 2026 Markham fees | Fee |
|---|---|
| New house or addition | $22.08 per m² |
| Residential alterations | $8.43 per m² |
| Secondary suite | $22.08 per m² |
| Deck, balcony or covered porch | $151 flat |
| Minimum residential fee | $151 |
The Ontario Building Code requires a decision within 10 business days for a complete house application. Markham reported a 2024 median of 10 working days for houses. Incomplete applications take longer, so submit full drawings.
When you also need a minor variance
If your plan exceeds zoning limits, such as height, setbacks or floor area, you may need a minor variance from the Committee of Adjustment before a permit can be issued. Markham’s 2026 fee is $6,931 for residential work of 50 m² or more and $2,942 for smaller projects. In heritage districts, a heritage permit may also be needed.
Common mistakes
- Starting before the permit is issued.
- Assuming the contractor pulled the permit. Ask to see it.
- Skipping inspections at required stages, such as framing and insulation.
- Not closing the permit after the final inspection.
- Forgetting the ESA permit for electrical work.
How to apply
- Confirm whether your project needs a permit with the City’s Building Standards department.
- Prepare drawings; many projects need drawings from a qualified designer.
- Check zoning and heritage rules before you finalize the design.
- Submit a complete application and pay the fee.
- Book inspections at each required stage and close the permit at the end.
Incomplete applications are the most common reason for delay, so check the requirements list before submitting.
Why it matters at resale
Buyers, lenders and lawyers increasingly ask about permits. In one Ontario case, MacDonald v. Chicago Title, a municipality issued work orders years after closing for unpermitted structural work, and the court found the missing permits affected the title’s marketability. Keep all permits, inspection records and ESA certificates in one folder. Ultimately, the decision is yours. The goal is to make sure you have all the information before you start.
A permit costs a little now and protects a lot later. Call the Kaizen Real Estate Team at (647) 370-8885 or book a consultation.
Frequently asked questions
Do I need a permit for a deck in Markham?
Not if it is in the rear yard, not attached, under 10 m² and not more than 600 mm above ground. Otherwise, yes.
Do I need a permit to finish my basement in Markham?
Basement finishing usually involves work that needs a permit, such as plumbing or framing. Check with Building Standards before starting.
How long does a building permit take in Markham?
Ontario requires a decision within 10 business days for a complete house application. Markham's 2024 median was 10 working days.
Do I need a permit to replace my furnace?
Not if it is replaced with the same type. Changing fuel type or adding a wood stove needs a permit.
Can I do my own electrical work in Ontario?
Yes, in your own home, but you must file an ESA notification of work before starting, and only you can do the work.
What happens if a renovation was done without a permit?
It can cause problems at resale, with insurers, or if the City issues an order to bring the work up to code.
Michael John Lau and Neeraj Moolchandani are licensed REALTORS® with the Kaizen Real Estate Team, eXp Realty, Brokerage, 9763 Markham Rd, Markham, ON L6E 1A4. Licence #4784577. Call (647) 370-8885. Permit requirements are from the City of Markham’s permit guidance and the ARU/Secondary Suite guide (April 2026). Fees are from the 2026 Markham fee schedule and Fee By-law 211-83. Review times are from the Ontario Building Code and Markham’s 2024 MPMP results. ESA rules are from the Electrical Safety Authority. Case details are from Bennett Jones (December 8, 2015). This article is general information only and is not financial, legal or tax advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.
