Building permits in Burlington, Zoning Clearance first.
The City of Burlington reviews building permits here. We prepare the permit drawings for additional residential units, additions, renovations and new homes, as a BCIN-qualified designer, and take the application through to an issued permit.
- Covers
- Burlington, Aldershot, Kilbride
- Region
- Halton Region
- Conservation
- Conservation Halton
- Zoning
- By-law 09-2026 (residential), 2020 (other zones)
- ARUs
- Up to 3, city sewer and water only
- Min. permit fee
- $377
- From Ancaster
- About 25 minutes
Up to three units, if the pipes are the City’s.
- 01Is the lot on city sewer and water?
- 02How many in a detached building?
- 03Any work outside the house?
- Parking
- 2 spaces2 home + 0 ARU
- Detached cap
- n/aNo accessory building
- Zoning review
- ~2 wkafter a 6-day pre-screen
- Step 1Zoning Clearance CertificateEmail zoning@burlington.ca. Add a grading and drainage certificate if the City asks.
- Step 2Building permitEmail buildingpermits@burlington.ca. The City aims to issue within 10 business days of a complete application.
Tandem parking is allowed for ARUs. Lot coverage can go to 45% on a lot with an ARU in the low-rise zones.
Most changes to the house need a permit.
Interior alterations
Moving or removing walls, finishing a basement, and an additional residential unit inside the house.
New floor area
A new detached, semi or townhouse, an addition, or an accessory building with an ARU in it.
Below grade and outside
A basement walkout, exterior stairs, and excavating a basement or crawl space each have their own fee line.
Zoning first, for an ARU
A Zoning Clearance Certificate comes before the building permit for any additional residential unit.
No permit needed, per the City’s own list:
- A building under 10 m² with no plumbing
- A one-storey shed, gazebo or similar under 15 m²
- Fences, pergolas, outdoor fireplaces and patios at grade
- Painting, millwork, and fixtures of the same type in the same place
- Doors and windows replaced in the existing opening
- Re-shingling or re-siding with the same material, under the City's conditions
- Like-for-like replacement of heating and cooling equipment
- Decks under 10 m² and less than 60 cm high
Electrical work goes to the Electrical Safety Authority, not the City. Not sure where your project falls? Start with do I need a permit?
Up to three ARUs, on city sewer and water.
Burlington calls a second unit an additional residential unit (ARU). It can be inside or attached to the house, such as a basement apartment, or in a detached accessory building, such as a coach house or a permanent tiny home. Since March 2, 2026, the rules for residential zones are in Residential Zoning By-law 09-2026.
| Rule | What the City allows |
|---|---|
| Units per lot | Up to 3 ARUs plus the main home, where one detached, semi, street townhouse or rear lane townhouse is permitted |
| Detached units | Up to 2 of the 3 may be detached, all in one accessory building on the lot |
| Servicing | Municipal sewer and municipal water required, so no ARUs on a well, cistern or septic lot |
| Detached size | 80 m² gross floor area; 15% of the lot area in the LN5 and LN6 zones |
| Detached height | 7 m peaked, 6 m flat |
| Detached setbacks | 1.2 m from the side and rear lot lines, 3 m for any part above 4.6 m (peaked) or 3.5 m (flat); 4 m from the main house; no decks or balconies above the first storey |
| Lot coverage | Up to 45% on a lot with one or more ARUs, in the low-rise zones |
| Parking | 2 spaces for the main home, 0 for the first ARU, 1 each for the second and third; tandem allowed; each space 2.75 m wide and 16.5 m² |
| Access | A 1.2 m clear walkway from the street to an ARU entrance in the rear or side yard |
| Lots under By-law 2020 | Some zones still fall under Zoning By-law 2020 (s. 2.21(u)): up to 3 ARUs, but only 1 in an accessory building, which can be up to 80 m²; lot coverage up to the zone's figure or 45%, whichever is greater |
These are what the City allows, not what fits your lot. The City’s ARU Look-up Tool gives a first look at a detached unit; a feasibility check tells you what your lot allows. Related: second suites explained, garden suite requirements, basement vs garden suite.
What the City charges.
| Permit | City fee |
|---|---|
| Minimum permit fee | $377 |
| New house, semi, townhouse or addition | $23.18 per m² up to 300 m², $29.90 per m² over 300 m² |
| Residential interior alteration | $8.25 per m² |
| Walkout, exterior stairs, basement excavation | The minimum permit fee for each |
| Additional residential unit | The regular rates above: $8.25 per m² inside the house, $23.18 per m² for new floor area, $377 minimum |
| Zoning Clearance Certificate | $1,145 zoning review fee for an ARU (2026), separate from the building permit; $680 for the 3rd and each later resubmission. Grading and drainage review ($360 to $1,645) may also apply |
| Development, parkland and community benefits charges | Where they apply, the City advises of them after plans review and before the permit is issued. School board education DCs exempt 1 or 2 units inside an existing house (within floor area limits), but can apply to a detached ARU |
Last verified 2026-10-11
- ClosedARU Incentive Program (forgivable loan)
Closed to applications on October 1, 2025.
- EndedARU zoning and building permit fee waiver
Ended December 31, 2025. One older City page still describes ARU fees as waived, so confirm the fee before you budget.
These are planning numbers, not quotes; the City confirms the fee. Our own fees are separate: see pricing and second suite costs and financing.
How an application goes in.
Check what you can build
The ARU Look-up Tool and the interactive zoning map. Planning staff answer emails to planning@burlington.ca within 2 business days.
Pre-Building Approval
Zoning Clearance, plus a grading and drainage certificate and a tree permit where needed, by email to zoning@burlington.ca. Pre-screen within 6 business days; review about 2 weeks inside only, 3 to 4 weeks with exterior work.
Building permit
The checklist package by email to buildingpermits@burlington.ca, address in the subject line. Screened within 2 business days; the City aims to issue within 10 business days of a complete application.
Inspections and occupancy
Inspections booked within 2 business days. A permit expires if work does not start within 6 months.
The ARU checklist asks for the provincial application form, designer schedules, site and floor plans, elevations, sections, and the drawings and calculations the City asks for on new systems, following its electronic submission standards. The City’s own steps page suggests working with a BCIN-qualified designer. We prepare the drawings and forms, submit them and answer the examiner’s comments. Structural design, where needed, is coordinated with an outside licensed professional. Full breakdown: renovation process.
Near a creek, the lake or the Escarpment?
- Niagara Escarpment. In north Burlington, Niagara Escarpment Commission approval may also apply; Conservation Halton’s permission does not replace it.
- Heritage. A listed or designated heritage property needs the City’s heritage review as well. Confirm your property’s status with the City.
We check your address before we design, and flag any of these at the start, not after the drawings are done.
What we design in Burlington.
Basement apartments and garden suites
Permit drawings for a legal ARU, from Zoning Clearance to permit.
Additions
Rear, side and second-storey additions.
Alteration drawings
Permit drawings for renovations to an existing home.
Load-bearing wall removal
Drawings with the structural design coordinated with an outside licensed professional.
New builds
Detached and semi-detached homes within BCIN House scope.
Do I need a permit?
A self-check before you call anyone.
Burlington questions.
Are ARU permit fees still waived in Burlington?
No. The City's incentive page says the ARU fee waiver ran until December 31, 2025. Plan on the regular fees: $8.25 per m² for work inside the house, $23.18 per m² for new floor area, and a $377 minimum. One older City page still says ARU fees are waived, so confirm the fee before you budget.
How many ARUs can I have in Burlington?
Up to 3 ARUs plus the main home, on a lot with a detached, semi, street townhouse or rear lane townhouse and city sewer and water. Under By-law 09-2026, up to 2 of the 3 can be detached, but both must be in the same accessory building.
Second suites explainedCan I build an ARU on a well or septic lot?
No. ARUs are permitted on a parcel of urban residential land, which the by-law defines as land served by municipal sewage works and a municipal drinking water system. A lot on a well, cistern or septic system does not qualify.
How big can a coach house or garden suite be?
Up to 80 m² of gross floor area (15% of the lot area in the LN5 and LN6 zones), up to 7 m tall with a peaked roof or 6 m with a flat roof, at least 1.2 m from the side and rear lot lines (3 m for any part above 4.6 m peaked or 3.5 m flat), and at least 4 m from the main house.
Garden suite requirementsWhich zoning by-law applies to my house?
Burlington has two zoning by-laws in force. Residential Zoning By-law 09-2026, in force since March 2, 2026, covers the residential (LN and HN) zones. Zoning By-law 2020 still covers other zones, including rural land. Check your zone on the City's interactive zoning map before you design.
Do I need a permit to replace my windows?
Not if the new window or door goes in the existing opening. Making an opening larger, or adding a new one, is a different job and usually needs a permit.
Do I need a permit?Is my lot regulated by Conservation Halton?
It may be, if it is near a watercourse, floodplain, steep slope, valleyland, meander belt, the Lake Ontario shoreline or a wetland. Its permission then comes before the building permit. Conservation Halton aims to review a complete application within four weeks, with a legislated limit of 90 days.
Nearby building departments.
What the City allows on your lot.
Zoning, units, parking and the permit path for your address, before you spend on drawings.