Requirements for a Building Permit Application in Markham

This guide summarizes what you need to submit a complete building permit application in the City of Markham. It covers the online ePLAN submission process, core forms and drawings, zoning and other applicable-law approvals (heritage, trees, conservation authority), fee payments, provincial review timelines, and post-issuance inspections. 1) ‎Submit online via ePLAN

• All building permit applications are submitted electronically through Markham’s ePLAN portal. Create an account, submit the pre-application request, pay the pre-application fee (credited to the permit later), and upload drawings/forms per the City’s Submission Standards. ePLAN Public Search and Sign-On | City of Markham
• Follow Markham’s ePLAN Submission Standards (PDF format, file naming conventions, and a clear blank space for the City’s approval stamp).
• Use the ePLAN Guides & Tutorials for step-by-step upload and account help. ePLAN Guides & Tutorials: https://www.markhampanamcentre.ca/economic-development-business/building-permits/eplan-guides-tutorials

2) Core forms & documents (most applications) 

• Application for a Permit to Construct or Demolish (provincial form) Building Permit Forms | City of Markham
• Owner/Agent Authorization (if an agent applies on behalf of the owner).
• Energy Efficiency forms (for housing – SB‑12 Prescriptive or Performance) when applicable. 
• Plumbing-related forms if plumbing is part of the scope.
• Lot Grading forms (for infill residential projects) where triggered. Tip: Markham’s Guide to Building Permits lists the forms, drawings, and documents required by permit type (housing additions/alterations, ARUs, demolition, pools, signs, etc.). Start there to tailor your package. Guide to Building Permits | City of Markham 

3) Drawings you will typically need for housing projects Exact requirements vary by project, but a complete set usually includes:

• Site Plan / Survey showing lot dimensions, setbacks, lot coverage, grading intent, driveway, entrances, and any accessory structures.
• Architectural drawings (existing & proposed floor plans, roof plan, elevations with heights, sections, construction details). 
• Structural drawings/calculations (lintels, beams/columns, foundations, underpinning if lowering basements, engineered trusses as applicable). 
• HVAC / Mechanical design (duct layouts, heat loss/gain, equipment schedules) where required.
• Energy compliance (SB‑12) summary for new housing/additions requiring compliance demonstration.
• Lot Grading / Drainage information when required for infill or exterior grade changes (use Markham’s Lot Grading forms/templates). 
• Follow ePLAN formatting: PDFs that follow the City’s naming/orientation + stamp space rules. 

4) Zoning Compliance & Other Applicable Law (Obtain before or alongside the building permit) package must meet zoning and any other applicable law under the Ontario Building Code:

• Zoning: Confirm compliance with Markham’s Comprehensive Zoning By-law 2024-19 (as applicable to your property, per City guidance and transitional provisions). Consider a Zoning Search or a Zoning Preliminary Review (ZPR) for complex designs. https://www.markham.ca/sites/default/files/Zoning%2BPreliminary%2BReview%2BChecklist%281%29_0.pdf
• Heritage: If the property is individually designated or lies within a Heritage Conservation District (e.g., Markham Village, Unionville, Thornhill, Buttonville), obtain a Heritage Permit for exterior alterations/demolition.  
• Tree Preservation (private & City trees): For any construction that may impact trees (> 20 cm DBH on private property or any City tree), a Tree Permit and a Tree Assessment & Preservation Plan (TAPP) prepared by a qualified arborist may be required prior to Residential Grading & Servicing (RGS) and before construction. Install Tree Protection Zone (TPZ) barriers per the approved TAPP. https://www.markhampanamcentre.ca/neighbourhood-services/trees/tree-permit-application
• Conservation Authority (TRCA): Conservation Authority (TRCA): If near valleys, streams, wetlands, floodplains or ravines, early coordination and a TRCA permit under the Conservation Authorities Act may be required. https://trca.ca/planning-permits/

 5) Fees & Payments 

• Fees are estimated and paid at application; plan review verifies the amount and any balance is due before issuance.
• Markham’s building permit fee schedule is published annually; a service fee applies and includes two review cycles (additional resubmissions incur extra fees).
• The ePLAN pre-application fee is credited toward the permit fees at a later stage.

 6) Review timelines (Ontario Building Code) 

• Per the Ontario Building Code, once an application is “complete” the City must issue or refuse within prescribed timeframes (e.g., 10 business days for houses and small buildings; 15–30 business days for larger/complex buildings). Incomplete applications and resubmissions pause or reset the timelines until completeness is re-established. 

7) Inspections (after permit) 

• After your permit is issued and work starts, book mandatory inspections at key stages through Markham’s inspection services (e.g., footing, framing, insulation/air barrier, HVAC, plumbing, final).

8) Who can prepare and sign the plans? 

• Residential drawings can be prepared by us, licensed architects/engineers. The provincial application form outlines the designer’s responsibilities and schedules. Markham’s forms page provides the related templates