Building
Building Permits
A Building Permit is the written authorization which grants legal permission to begin construction of any new structure, addition or renovation. It is issued only when the plans for construction comply with the Ontario Building Code, the Township of Zorra Zoning By-law and other applicable laws and regulations.
The use of Building Permits allows municipalities to regulate the types of construction in the community and ensure that proper building standards are met. The enforcement of building codes serves to protect the health, safety and welfare of the public.
To obtain a building permit, an application must be submitted through www.cloudpermit.com. More information can be found here (link back to the drainage/building page where the Cloudpermit info is). If you do not have access to a computer, the form is available online (Building Permit Application) or at the Municipal Office from the Chief Building Official. This application must be completed for the issuance of the building permit. In addition to the completed application form, applicants must also submit building drawings, plans and other documents to the Township of Zorra for processing. For small projects like a backyard shed or pool installation, a simple site plan is requested. A sample site plan is available here. A detailed description of the planned work and intended occupancy, identification of the building lot or site, a valuation of the proposed work including materials and labour costs are required.
For exterior work, a floor plan, a cross section, a site plan and elevations will be required. For interior work, a floor plan and a cross section drawing will be required. Buildings that are over 3 stories or greater than 600 square metres will require an architect or an engineer to design and prepare plans for the building. Each application shall be accompanied by 2 complete sets of building plans and specifications unless otherwise specified.
The Building Permit fees are determined by the cost per square foot, dollar value, and flat rate for some buildings. The permit fee is payable at the time the Building Permit is issued.
A building permit is NOT required for a fence.
Additional fees for services such as water, parkland dedication, development charges, and deposits for protection to public property may also be required. For any inquires about building permits, please contact Mike Hughes, Chief Building Official at 519-485-2490 ext 7224 or send Mike Hughes an email.
Failure to obtain a Building Permit will result in a penalty of double the permit fee, as per the Township of Zorra’s Building By-law.
Permit fees are listed below, as of February 1, 2024.
| Residential Construction | Cost |
|---|---|
| New Residence/Additional Residential Unit | $311.00 + $1.45/sq ft |
| Additions/Additional Residential Unit | $311.00 + $1.45/sq ft |
| Carport/garage |
$155.00 + $0.73/sq ft |
| Structural/renovation/material change/Additional Residential Unit | $311.00 + $0.73/sq ft |
| Uncovered Porch/deck/ramp under 150 sq ft | $155.00 |
| Uncovered Porch/deck/ramp over 150 sq ft | $311.00 |
| Covered Porch/Deck under 150 sq ft | $155.00 + $0.73/sq ft |
| Covered Porch/Deck over 150 sq ft | $311.00 + $0.73/sq ft |
| Swimming Pool | $155.00 |
| Woodstove/fireplace | $155.00 |
| Water and Sewer Connections (if at same time) | $155.00 |
| Water and Sewer Connections (per connection, if not concurrent) | $155.00 |
| Partial Occupancy | $104.00 |
| Agricultural Construction | Cost |
|---|---|
| Animal Housing (new or additional) | $311.00 + $0.31/sq ft |
| Implement and Storage Shed | $311.00 + $0.31/sq ft |
| Horizontal Silo | $777.00 |
| Manure Pit | $1,036.00 |
| Vertical Silo, Grain Bin, Corn Crib | $777.00 |
| Commercial / Industrial / Institutional Construction | Cost |
|---|---|
| Commercial / Industrial / Institutional | $311.00 + $1.45/sq ft |
| Wind Turbine | $2,590.00 |
| Wind Tower | $2,383.00 |
| Roof Mounted Solar Panel (face area > 5 sq. m.) | $622.00 |
| Miscellaneous Construction | Cost / Adjustment |
|---|---|
| Demolition | $155.00 |
| Tent under 2400 sq ft | $155.00 |
| Tent over 2400 sq ft | $311.00 |
| Sign | $311.00 |
| Mobile Home/School Portable | $570.00 |
| Shed | $155.00 |
| Sea Container | $155.00 |
| Retaining Wall | $155.00 + $5.00/ft |
| Conditional Permit | $155.00 |
| Permit Renewal or Revision | $155.00 |
| Alternate Solution Application | $570.00 |
| Additional Inspection | $207.00 |
| Reinspection Fee called in but not ready | $155.00 |
| Enforcement Inspection | $311.00 |
| Change of Use | $570.00 |
| Plumbing | $104.00 + $21.00/fixture |
| Mechanical Construction | Cost / Adjustment |
|---|---|
| HVAC - not associated with an existing permit | $311.00 |
| Fire Suppression System | $570.00 |
| Commercial Kitchen Hood Range | $570.00 |
Sewage System Permit fee payable upon receipt of application.
| Class of Permit | Fee |
|---|---|
| Classes IV and V - Small System (New or Replacement), Serving Building(s) not exceeding 10, 000 Litres per day |
$824.00 |
|
Existing Class IV and V Systems – Repair, Alteration, Extension - includes tank replacement/repairs |
$259.00 |
| Class II and III System - New, Replacement, Alteration/Repair | $259.00 |
| Site Review Assessment | $104.00 |
| Performance Level Review | $235.00 |
| Change of Use | $352.00 |
| Septic Certificate | $52.00 |
| File Search | $176.00 |
| Urgent File Search (Law firm requested less than 14 working days) | $228.00 |
This deck design guide is intended to streamline the design and approval process for the installation of a new residential deck. The information and details within the guide have been vetted by Building Officials and Tacoma Engineers Inc. to ensure compliance with the Ontario Building Code. Click here to view the deck design guide.
For small projects like a backyard shed or pool installation, a simple site plan is requested. A sample site plan is available here.
What are ARUs?
ARUs are smaller, self-contained dwelling units (i.e., with their own kitchen, bathroom and sleeping areas) that are inside, attached to, or in detached accessory building on same property as a single detached house, semi-detached house or street fronting townhouse. ARUs can take many forms, such as basement apartments, attached suites, tiny homes and coach houses, but they must be smaller than the primary residential unit, within a permanent building (i.e., not a mobile home or recreational vehicle), and connected to municipal water and sewage services, where available.
For more information on ARU’s please visit the County of Oxford’s website.
Before you Apply for a Building Permit through the Township
Please Note: Early consultation with the Building Department is recommended.
Is your property zoned for an ARU?
Review the list of permitted uses for the zoning of the property. ARUs are permitted in R1, R2, R3, CC, V, RE, RR, A1 and A2 Zones, see the Township of Zorra Zoning By-Law Amendment No. 30-23.
Does your property meet the Township of Zorra Zoning Provisions outlined in the charts below?
Note: An additional residential unit in a detached accessory building shall comply with the provisions of Table 5.4.2.3 and Table 5.4.2.4, where a conflict exists, the provisions in Table 5.4.2.4 will prevail.
PROVISIONS FOR ALL ADDITIONAL RESIDENTIAL UNITS
Water and Sewer
Where municipal water and/or sewer systems are available, you are required to complete a Form F060 ARU Sewage and Water System Capacity Confirmation Form available on the County of Oxford website and submit it to Oxford County Public Works. You will need to submit this form to the Township as part of your Building Permit Application. *This is only required for ARUs in fully and partially serviced settlements.
Other Requirements – If Applicable
Check to see if you will require a permit or written permission from the Upper Thames River Conservation Authority. You can use the Online Interactive Mapping System to identify regulated areas.
Outside of a settlement area, contact the Township of Zorra’s Chief Building Official (CBO) to complete a Minimum Distance Separation (MDS) calculation. Information on MDS and the formulae used can be found here.
Fees
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Fees will be collected at the time of permit issuance.
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Information about ARU building fees and required documents for your building permit application can be found in the Township of Zorra Building Fee By-Law. Visit our By-laws page for details.
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If your proposed project does not meet all the requirements of an ARU, you will be subject to paying development charges. More information on Development Charges can be found here.
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Adding residential units may change the assessed value of a property, visit the Municipal Property Assessment Corporation website.
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Funding for your project may be available through County of Oxford Human Services. Visit their website for more information about Housing Funding Programs.
For more information about ARUs, contact:
Mike Hughes, Chief Building Official at 519-485-2490 Ext. 7224
Spencer McDonald, Development Planner at 519-539-9800 Ext. 3205