Do you need a permit to remove a wall in Toronto?

Load-bearing or not?

A load-bearing wall carries weight from above, such as floor joists, another wall, or the roof, down to the foundation. Removing it without a replacement support can make floors sag, crack walls and ceilings, and in the worst case cause a collapse. Signs that a wall may be load-bearing:

• It runs perpendicular to the floor joists above it.
• It sits directly above a beam, a wall or a column in the basement.
• There is another wall stacked on top of it on the floor above.
• It is near the middle of the house, or it is an exterior wall.

These are only clues. In many older Toronto houses the framing has been changed over the years, so the wall has to be confirmed by opening the ceiling or checking from the basement, and by someone qualified to design the replacement support.

Removing a load-bearing wall

When a load-bearing wall comes out, its load has to go somewhere else. That usually means a new beam, often wood, engineered lumber or steel, with posts at each end carrying the load down to footings that can take it. The drawings for the permit show:

• the wall being removed and what it currently supports,
• the size and type of the new beam and posts,
• how the load travels down to the foundation, including any new footings,
• temporary support during construction.

Simple beams can sometimes be sized from the Building Code's tables. Longer spans, heavier loads and steel or engineered beams are usually designed by a structural engineer, and the permit drawings carry those details.

Removing a non-load-bearing wall

A partition wall that carries no load is simpler, but do not assume it needs no permit. Check whether the wall:

• has plumbing, a drain, a vent stack, or heating ducts inside it,
• has wiring that will need to be moved (electrical work is covered separately by the Electrical Safety Authority),
• is part of a fire separation, for example between the house and an attached garage, or between units in a house with a second suite,
• changes how a bedroom or a basement meets the Code once it is gone, such as exits or smoke alarm locations.

If any of these apply, the work generally needs a permit. If none do, it may not, but it is worth confirming before you start, because work done without a required permit can cause problems when you sell or insure the house.

Who prepares the drawings?

In Ontario, permit drawings for a house are prepared by a designer qualified under the Building Code (a BCIN designer), an architect or an engineer. The homeowner can also submit their own drawings. A BCIN-qualified designer can prepare the full set, coordinate with a structural engineer where a beam needs to be engineered, and submit the application for you.

How long does it take?

For a house, the City of Toronto aims to review a complete permit application within 10 business days. "Complete" matters: missing information restarts the clock, so a clear, complete set of drawings is the fastest way through. Once the permit is issued, the City inspects the work at set stages, such as framing before the walls and ceiling are closed.

Before you start

• Older homes: plaster and insulation in older Toronto houses can contain asbestos or other hazardous materials. Have suspect materials tested before demolition.
• Condos: walls in a condo unit may be common elements or contain shared services. You will need the condo corporation's approval as well as any City permit.
• Budget for what is behind the wall: moving a vent stack, a duct or a drain can cost more than the beam itself, so open a small inspection hole early if you can.

The bottom line

Treat every wall removal as a permit question until it is checked. A load-bearing wall always needs a permit and a designed replacement support. A partition wall may or may not, depending on what is inside it and what it separates. Getting the answer right at the start is much cheaper than fixing it after the drywall is up.

Renotect prepares BCIN permit drawings for houses and small buildings in Toronto and the GTA, and designs the space around the opening, such as a new open-concept kitchen. If you are planning to open up a wall, a free consultation is the easiest place to start.

This guide is general information, not advice for a specific property. Building rules change, so confirm the requirements for your project with the City of Toronto or a qualified designer.