Building Code, permits and inspections

Types of tiny homes

Tiny homes come in many different shapes and sizes, and all use creative design techniques to achieve compact and efficient living spaces. Despite their size or uniqueness, tiny homes are required to meet Ontario's Building Code.

The Building Code contains requirements for tiny homes built on-site, and those that are factory-built (on a chassis or not) and shipped to the site.

You will need a building permit or permits for both situations.

Tiny homes built on-site

Many tiny homes, like regular-sized houses, are built on the site where they will be located. The construction requirements for this type of tiny home are the same as the requirements for building a full-sized single-detached house but there are some obvious design differences.

The differences involve the size of rooms and spaces, and if it will have more than one storey, which would require stairs.

Other design considerations include installing a heating, ventilation and air-conditioning (HVAC) system that is appropriate for heating and cooling a smaller space.

Tiny homes built off-site

Factory-built tiny homes

If you are thinking about buying a factory-built tiny home to be shipped to your property, there are a few important considerations that you should know about before buying the factory-built home:

• check with your municipality to see if a tiny home is allowed on your property and if there are other requirements that may apply
• make sure the factory-built home meets the requirements of the Building Code – you will not be able to install your tiny home on your property if it does not meet the requirements of the Building Code

If you are thinking of buying a factory-built tiny home, read the Factory-built tiny homes section of this guide for more detailed information.

Do it yourself (DIY) tiny homes

If you are thinking of building a tiny home on your own to be shipped to another property, the following important considerations apply:

• check with the receiving municipality (the municipality where the tiny home will be located and occupied) to see if a tiny home is allowed on the intended property and if there are other site-specific requirements that may apply
• make sure the tiny home meets the requirements of the Building Code – you will not be able to install your tiny home on any property if it does not meet the requirements of the Building Code

Get a building permit

You will need a building permit or permits to build a tiny home. This applies whether you build your tiny home on-site or if it is factory-built and shipped to your property. Two of the main things you need to do to get a building permit are to:

• design your home so that it meets the technical requirements of the Building Code
• show that your project meets other “applicable laws” listed in the Building Code to allow your tiny home to be built. An example of applicable law is the municipal zoning by-law.

If you have not met the local zoning requirements, you will not be able to get a building permit.

Two-permit system for off-site construction of tiny homes

Effective January 1, 2022, amendments were made to Ontario’s Building Code to address off-site construction of tiny homes where a tiny home is constructed in one municipality but is to be located and occupied in another. If you choose to use the two-permit system, you will need to apply for a building permit in both:

1. the originating municipality where the tiny home is being constructed
2. the receiving municipality where the tiny home will be located and occupied

Under the two-permit system, the first building permit should be obtained within the municipality where it is largely constructed.

The second building permit for the receiving municipality would be limited to compliance with “applicable law” (for example, zoning and other local by-laws, as well as non-Building Code permits and approvals that may be required on a case-by-case basis) and issues of siting such as servicing, ingress/egress to the tiny home, and construction of foundation/slab-on-grade and anchoring.

Since the tiny home in these cases will be built in one place and moved to another, the two-permit system is intended to cover varying structural and energy efficiency requirements for houses in Ontario depending on the climatic and seismic conditions in the area where the tiny home will be located.

These Building Code changes are intended to cover the following two scenarios:

1. Where the receiving municipality is known by the builder/manufacturer
   
   The first scenario applies when the builder knows where the tiny home will be located. In this case, the builder should work with both municipalities involved to ensure that the structural and energy efficiency requirements of the receiving municipality are incorporated into the design and construction, as reviewed and inspected by the originating municipality.
   
   The builder is responsible for advising the originating municipality’s building department on the specific requirements needed for installation in the receiving municipality.


2. Where the receiving municipality is not known by the builder/manufacturer
   
   The second scenario applies when the receiving municipality, or the municipality in which the tiny home will be located and occupied, may not be known at the time of construction. This scenario allows a company to manufacture several different models of tiny homes that could be sold and located in different areas of Ontario, with the various models matching differing climatic and seismic zones and other local conditions.
   
   As a prospective purchaser, it is your responsibility to ensure that the tiny home model you buy is suitable for the location you intend to place your tiny home.

Manufacturers must clearly indicate what location-based assumptions (for example, seismic and climatic conditions) were made for each design so that buyers can make informed choices about the tiny home they purchase.

The above scenarios do not apply to tiny homes built and moved to Ontario from other provinces or the United States.

The two-permit system ensures compliance with the technical requirements of Ontario’s Building Code. It also ensures that reviews and inspections are led by qualified building officials and inspectors in Ontario.

How to apply for a building permit

You or your agent (for example, an engineer or architect) can apply for a building permit at your municipal building department. You will need to submit:

• a complete application form and any other forms and supporting documents required by the municipality
• construction drawings (most municipalities require at least two sets of drawings)
• payment of the building permit fee, if applicable

You should also check with your municipality to find out if:

• you need to hire a licensed contractor to do the work
• they accept electronic building permit applications, as this can speed up processing time

Once your complete application has been submitted, you will hear back within 10 business days if it has been approved or not.

Incomplete applications or improper design may mean your building permit will be delayed or denied.

Building inspections

After your building permit has been issued and construction has begun, municipal building inspectors must review the work at various stages during construction.

Inspectors will need to check framing, insulation, plumbing, interior finishes and other items contained in the Building Code. Confirm with your inspector about what needs to be inspected.

Factory-built tiny homes undergo quality control and quality assurance checks as they are assembled. These inspection and verification processes help ensure these buildings meet the Building Code.

Once on-site, a municipal building inspector will need to inspect your factory-built tiny home when it is located on your property. They will inspect for things like foundations or anchoring to the ground, outside stairs and services such as water and sewage.

You or your agent are responsible for informing your municipal building department when different stages of construction are ready for inspection.