Most structural work on a Canadian house needs a building permit: moving or removing walls, new beams, posts and footings, foundation repairs and underpinning, new openings in walls, and major reinforcement. Permits are issued by your municipality under the building code your province or territory has adopted, and rules differ, so confirm with the local building department before work starts. Engineered drawings are often part of the application.
- The National Building Code is a model code; it only applies once a province or territory adopts it.
- Municipal building departments issue permits and inspect; they are the only reliable source for your address.
- Calgary lists structural changes such as moving or removing walls on any floor as needing a permit.
- Engineering is often required for work outside the code's prescriptive tables, and for some foundation openings.
- Unpermitted structural work can surface at resale, with insurers, or as an order to open up and fix.
01 /Who makes the building rules in Canada?
Building rules in Canada are set by the provinces and territories and enforced mostly by municipalities. The National Research Council publishes the National Building Code of Canada as a model code; according to Codes Canada, model codes must be adopted by an authority having jurisdiction to come into effect, because the constitution gives provinces and territories jurisdiction over construction. Provinces adopt the national code as is or with amendments, sometimes as their own edition, and usually delegate enforcement to building officials in local municipalities.
Two practical consequences follow. First, the edition in force differs by province and changes over time; there can be months or years between a new national edition and provincial adoption. In Alberta, for example, the National Building Code – 2023 Alberta Edition has applied to permit applications since May 1, 2024. Second, your municipality's building department is the only reliable source for what your particular job needs. Codes Canada itself advises that people seeking a technical opinion on the intent of a requirement approach their municipal, provincial or territorial official.
Codes generally apply to new construction and to alterations. An existing house is not normally required to be brought up to the current code just because a newer edition exists, but the parts you alter must meet the code in force when you get the permit. Houses and small buildings fall under Part 9 of the national code, titled Housing and Small Buildings, which includes prescriptive span and sizing tables for common framing.
02 /Which structural repairs need a permit?
The general pattern across Canadian municipalities is that work changing how a house carries its loads needs a permit, and purely cosmetic or like-for-like maintenance often does not. The grey zone is repair work that restores the original structure, which some municipalities treat as maintenance and others as a regulated repair.
| Work | Permit usually needed? | Notes |
|---|---|---|
| Moving or removing a wall, bearing or not | Yes in many cities | Calgary lists moving or removing walls on any floor as a structural change needing a permit |
| New beam, posts or footings | Yes | Changes the load path |
| New or enlarged openings in walls | Yes | Calgary lists new or relocated windows and new doors in interior or exterior walls |
| Underpinning, piers, foundation reinforcement | Usually | Often with engineered drawings |
| Bracing a bowing foundation wall | Often | Varies; ask |
| Sistering a few damaged joists | Varies | Some treat as maintenance, others as a structural repair |
| Structural repairs after fire or flood | Usually | Especially where members are replaced |
| Replacing finishes, drywall, flooring | Usually no | Unless part of a larger permitted job |
03 /When does a permit need engineered drawings?
A permit application needs engineered, authenticated drawings when the work falls outside what the code's prescriptive tables cover, or when the municipality specifically asks for engineering. For houses that commonly includes beams carrying floors and roofs, steel beams, point loads, foundation repairs and underpinning, wall bracing, openings cut into foundation walls, and repairs to engineered products such as trusses and I-joists.
Municipalities publish their own triggers. The City of Calgary, for example, states that engineering may be required for structural alterations, and that a professional engineer's review is required for a new window or door opening in a concrete foundation wall wider than 1.2 m (4 ft), or when the combined width of new and existing openings in one wall exceeds 25% of that wall's length. Other cities have their own thresholds; check yours.
Who prepares drawings varies by province. In Alberta and most provinces, structural drawings for engineered work are prepared and authenticated by a licensed engineer. In Ontario, many designers who prepare permit drawings must be qualified and registered with the province, while engineers practise under their licence with Professional Engineers Ontario. The reports and drawings guide explains what authenticated drawings contain.
04 /What happens during structural inspections?
Inspections check that work matches the approved drawings and code at the stages where mistakes are hidden next. For structural repairs, typical points are:
- Footing or excavation
Before concrete is poured, the inspector (and often the engineer) checks the excavation depth, bearing soil, size and reinforcement.
- Framing
Beams, posts, connections, blocking, hangers and fasteners are checked before drywall or insulation covers them.
- Engineer's field reviews
Where engineered drawings are part of the permit, the engineer may have to review specific stages and provide a letter.
- Final
The permit is closed after the final inspection, sometimes with an engineer's completion letter.
Do not cover work before the relevant inspection. Opening a finished ceiling so an inspector can see a beam connection costs far more than scheduling the inspection first.
05 /Can a homeowner get a permit for structural work?
Many municipalities issue building permits to owners doing work on their own homes, and Calgary, for example, offers inspections for homeowners. The owner then takes on the responsibility a contractor would: meeting the code, following engineered drawings, booking inspections and correcting deficiencies. When a contractor does the work, agree in writing who pulls the permit and who books inspections; an experienced contractor normally does both.
- Keep the permit number, approved drawings, inspection records and engineer's letters together.
- If the contractor suggests skipping the permit to save time or money, treat it as a warning sign.
- Condo owners also need the corporation's approval for any structural change, in addition to a municipal permit.
- Heritage-designated homes may need a separate heritage approval.
A short checklist before you apply saves weeks. Gather a simple floor plan showing where the work is, photos of the existing framing or foundation, the engineer's drawings or letter if the work is engineered, a description of the work in plain terms (for example: remove 3.6 m of bearing wall between kitchen and dining room, install a dropped beam on two posts with new footings), and the estimated value of the work, which many municipalities ask for. Ask the permit office whether they accept digital applications, how long review typically takes for your type of project, and whether any inspections must be booked in a particular order. If the house is a rental, a secondary suite or a condo unit, mention it up front, because different requirements can apply.
06 /What are the risks of skipping a structural permit?
Skipping a permit for structural work saves little and risks a lot. The risks show up later, at the worst moments.
- Resale. Buyers' inspectors spot new beams, removed walls and underpinning. Without permit records, buyers may ask for engineering, a price reduction, or walk away.
- Insurance. Insurers may ask about renovations; unpermitted structural work can complicate a claim tied to that work.
- Enforcement. Municipalities can order work opened up for inspection, corrected or removed.
- Safety. Permits and inspections exist because structural shortcuts, such as a missing footing under a new post, are hidden and can take years to show.
If you bought a house with unpermitted structural work, a structural engineer can assess it and, where needed, design corrective work that can be permitted retroactively; ask your municipality how they handle this. For the costs of engineering and repairs, see the structural repair cost guide. For help working out what your project needs, send a request; StructuralRepair.ca is part of HAUSE Home, an independent information and service-request network, and is not a permit agent or contractor.
FAQQuestions people ask
Do structural repairs require a permit?
Usually. Work that changes how the house carries loads, such as new beams, posts, footings, removed walls, underpinning and new openings, generally needs a building permit. Like-for-like maintenance may not. Confirm with your municipality.
Does foundation repair require a permit?
Structural foundation work such as underpinning, piers, bracing and rebuilding usually does, often with engineered drawings. Crack sealing and waterproofing alone often do not, but check locally.
Does sistering joists require a permit?
It varies. Some municipalities treat sistering a few damaged joists as maintenance; others require a permit for any structural repair. It almost always needs one if it is part of a wall removal or larger renovation.
Which building code applies to my house?
The code your province or territory has adopted, which may be the National Building Code or a provincial edition based on it. Alberta uses the National Building Code – 2023 Alberta Edition. Your municipal building department can confirm.
Can I get a building permit as a homeowner?
Many municipalities issue permits to owners for their own homes. You take responsibility for meeting the code, following any engineered drawings and booking inspections.
Do I need an engineer for a building permit?
Not always. Simple work within the code's prescriptive tables may not need one; beams under significant loads, foundation repairs and work the municipality flags usually do.