Building permits in Kitchener-Waterloo, two departments, one page.
Kitchener and Waterloo are separate cities with separate building departments, zoning by-laws, fees and portals. We prepare the permit drawings for additional units, additions, renovations and new homes, as a BCIN-qualified designer, and take the application to the right City through to an issued permit.
- Covers
- Kitchener, Waterloo
- Region
- Region of Waterloo
- Conservation
- Grand River Conservation Authority
- Kitchener
- ADUs, By-law 2019-051, online services portal
- Waterloo
- ARUs, By-law 2018-050, building permit portal
- Units per lot
- Up to 4 in both, on city water and sewer
- From Ancaster
- About 45 minutes
Two cities, two rulebooks.
- 01Where does the new unit go?
- 02How many units on the lot when you are done, main home included?
- 03Where is the lot? Kitchener sets parking by distance to the ION.
| Rule | Kitchener | Waterloo |
|---|---|---|
| Reviews it | City of Kitchener, additional dwelling unit (adu) | City of Waterloo, additional residential unit (aru) |
| Zoning step | No zoning certificate for a duplex; zoning is checked with the permit | Optional Letter of Compliance, about 10 business days; zoning confirmed before the permit is issued |
| Parking | 0.6 × 1 additional unit = 0.6 spaces, plus the main home's own | 2 spaces for the whole lot; an ARU's space may be tandem |
| Entrances | One ADU may be entered through the main unit's living space, where the Building Code allows | No new door on the front or flankage façade in the RC1 zone |
| Site | The zone's own rules; 1.1 m walkway to a unit not entered from the street façade | Driveway up to 7 m wide; building up to 10 m tall |
| Permit fee | $0.37/ft² finished, $163 minimum, $250 rebate after final inspection | $392 to create a unit; $0.62/ft² renovation or $351 finished basement |
| Development charges | Education charges only; the ADU grant covers 100% of them | No City charges; education charges still apply |
| Review | Status within 10 business days of a complete application | 15 business days for a secondary unit, once complete and paid |
| Apply | Online services portal, onlineserviceportal2.kitchener.ca | Building permit portal, building-permits.waterloo.ca |
City rules as published, last verified 2026-10. Not a zoning review: lot width, coverage and setbacks for your zone still decide what fits. Kitchener lots under the older By-law 85-1 can differ.
First, which City reviews it.
The address decides the department. A lot inside Kitchener’s limits goes to the City of Kitchener; a lot inside Waterloo’s goes to the City of Waterloo. The Region of Waterloo does not issue house permits, but it collects its development charges through the Cities and runs source water protection. Check your tax bill or either City’s interactive map before anything is drawn.
| Item | City of Kitchener | City of Waterloo |
|---|---|---|
| Name for a second unit | Additional dwelling unit (ADU) | Additional residential unit (ARU) |
| Zoning by-law | Zoning By-law 2019-051 (most residential lots); 85-1 on some lots | Zoning By-law 2018-050 |
| Where to apply | Online services portal (onlineserviceportal2.kitchener.ca), or in person by appointment | Building permit portal (building-permits.waterloo.ca), or in person at the IPPW counter |
| Building contact | building@kitchener.ca, 519-741-2312 | building@waterloo.ca, 519-747-8712 |
| Office | City Hall, 200 King St W | City Hall, 100 Regina St S, 2nd floor |
What needs a permit, city by city.
A new unit, either city
Kitchener lists creating a duplex (in-law suite, accessory apartment, granny flat); Waterloo lists new homes, additions and secondary units.
Basements and layout changes
Finishing a basement, adding a bedroom, removing a load-bearing wall, and adding or moving plumbing fixtures.
Additions and outbuildings
Additions, decks more than 24 inches above grade, and sheds or accessory buildings over the size limits below.
Openings and demolition
In Kitchener, new or widened window and door openings. In Waterloo, any demolition, including interior demolition.
No permit needed in Kitchener, per the City’s list:
- A one-storey storage shed under 161 ft², not attached and with no plumbing
- Other detached structures under 108 ft², such as a gazebo
- Painting, tiling, flooring and cabinets
- Doors and windows replaced in the existing opening
- Re-shingling a roof
- Removing a non-load-bearing wall in a house, semi or townhouse
- A toilet, tub or sink replaced in the same place
- A gas fireplace, a water softener, and fences that meet zoning
No permit needed in Waterloo, per the City’s list:
- A deck under 24 inches high with no roof
- A one-storey storage shed up to 15 m² (161 ft²), not attached and with no plumbing
- A plumbing fixture replaced with the same type in the same place
- Re-shingling a roof, where the old shingles come off
- Replacing siding on a house, garage or accessory building
- An eavestrough, where drainage does not affect other properties
The lists differ. Kitchener names new or widened window and door openings as permit work; Waterloo names any demolition, including interior demolition. Not sure where your project falls? Start with do I need a permit?
Up to four units, under two by-laws.
Both Cities allow up to 4 dwelling units on a lot with a detached house, semi or townhouse connected to city water and sewer: the main home plus up to 3 more. In both, a detached building can hold 1 or 2 of them. The detail differs, so each City gets its own table.
| Kitchener rule | What the City of Kitchener allows |
|---|---|
| Units per lot | Up to 4, counting the main home, attached ADUs and ADUs in a detached building; permitted in the RES-1 to RES-5 zones and other zones that allow a house, semi or street townhouse |
| Servicing | Full municipal water and sanitary sewer; one set of services per lot |
| Detached building | 1 or 2 units; 80 m² footprint, within the zone's lot coverage (typically 15% for all accessory buildings); not in the front yard; not severable |
| Detached height | 4.5 m (3 m flat roof); 6.0 m (4.5 m flat) where the main house is 9.1 m or taller |
| Detached setbacks | 0.6 m from the side and rear lot lines, 0.9 m if over 4.5 m tall; kept 4 m clear of the back of the house |
| Parking for the ADUs | No minimum within 800 m of an ION station or in a strategic growth area zone; 0.3 per ADU in the Central Neighbourhood Area; 0.6 per ADU elsewhere. Spaces 2.6 m by 5.5 m |
| Lot width | For 2 or 3 attached ADUs, or any detached ADU, at least 10.5 m (or the zone minimum, if greater) where the lot is over 800 m from a station and outside the Central Neighbourhood Area |
| Walkway | 1.1 m wide, 2.1 m clear overhead, at most 8% slope, to any unit not entered from the street façade |
| Entrances and landscaping | With 2 or 3 attached ADUs: 1 to 2 entrances facing each street; 20% soft landscaping in the front yard and 30% landscaped rear yard |
| Driveway | One per street, generally 40 to 50% of the lot width to a maximum of 8 m |
| Lots under By-law 85-1 | Some Kitchener lots are still zoned under the older By-law 85-1. Its s. 5.22 also allows up to 4 units on full municipal services, with its own detached unit rules (s. 5.22.1) |
| Waterloo rule | What the City of Waterloo allows |
|---|---|
| Units per lot | Up to 4: the main home plus up to 3 ARUs, in a detached, semi-detached or townhouse building or a coach house |
| Servicing | Municipal sanitary and water services, for the house and any coach house |
| Coach house | 1 per lot, holding 1 or 2 units; on a slab or foundation; not portable; never in the front yard |
| Coach house height | 6.0 m |
| Coach house setbacks | 1.2 m side yard; 0.6 m rear yard, 1.2 m if over 4.5 m tall; flankage yard as the zone sets (Table 3B) |
| Coach house size | No footprint cap in the coach house table. A coach house is an accessory building, and Table 3A caps accessory buildings at 10% lot coverage |
| Parking (whole lot) | 1 space for 1 unit, 2 for 2 or 3 units, 3 for 4 units; an ARU's space may be tandem in the driveway; spaces 2.8 m by 5.5 m |
| Driveway | Up to 7 m wide, and not in front of habitable floor space of the main house |
| Building height | 10 m, or 13.5 m for a building with four units |
| Entrances | In the RC1 zone, an ARU cannot add a door on the front or flankage façade |
| Rental licence | Needed to rent a unit in a building of four or fewer units; at most 4 bedrooms per rental unit |
These are what each City allows, not what fits your lot. A feasibility check tells you that. Related: second suites explained, garden suite requirements, basement vs garden suite.
What each City charges.
| Kitchener permit | City of Kitchener fee |
|---|---|
| Duplex (one ADU in the house) | $0.37 per ft² of finished space, $163 minimum; $250 rebate after the final inspection |
| Interior alteration or basement finish | $0.37 per ft², $95 minimum; $250 rebate |
| Addition or new home | $1.07 per ft²; $250 rebate for an addition, $500 for a new home |
| Load-bearing wall removal, deck, shed | $95 each |
| Triplex, fourplex or backyard home | No separate line in the City's fee schedule: $1.07 per ft² for new floor area, $0.37 per ft² for interior work; rebate fee $500 for a new triplex, $250 for alterations |
| Zoning certificate | $348 (2026), paid when you apply; needed for every ADU project except a duplex |
| Development charges | City, Regional and school board charges are collected by the Building Division before the permit is issued, where they apply |
Last verified 2026-10-11
| Waterloo permit | City of Waterloo fee |
|---|---|
| Creating a dwelling unit | $392 flat |
| New house, addition, coach house floor area | $1.41 per ft² |
| Finished basement | $351 flat |
| Renovation | $0.62 per ft² |
| Minimum fee | $132; revised plans are $0.01 per ft² or $264, whichever is greater. No HST |
| Development charges | None from the City on the second and third units; the fourth unit pays City charges. Education charges still apply |
Last verified 2026-10
- Check statusKitchener Additional Dwelling Unit Grant
Opened January 19, 2026, for permits issued on or after January 5, 2026, and funded through the federal Housing Accelerator Fund. Covers 100% of education charges on the second and third units, and 50% (or 100% with a commitment) of all charges on the fourth. Confirm it is still taking applications.
- OpenWaterloo ARU Grant
Up to 50% of project costs, to $20,000 for a unit in the house or $30,000 for a detached unit, where the unit is rented at or below 80% of CMHC average market rent for at least 5 years. First come, first served while funds last; construction cannot have started.
- Check statusRegion of Waterloo, Ontario Renovates secondary suites
A forgivable loan for an affordable secondary suite, with income, rent and home value limits. The Region takes applications on an ongoing basis, but annual funding is limited.
Planning numbers, not quotes; each City confirms its fee. Our own fees are separate: see pricing and second suite costs and financing.
How an application goes in.
Kitchener: check the zoning
The interactive map shows the zone and which by-law applies. Planning staff answer at planning@kitchener.ca.
Zoning certificate
For every ADU project except a duplex, through the My Planning tab of the online services portal. Status within 15 business days of a complete application.
Building permit
Through the same portal. Status within 10 or 15 business days of a complete application, depending on the ADU type.
Inspections and zoning sign-off
Inspections booked in the portal; a final zoning inspection before the final building inspection releases the rebate.
Waterloo: check the zoning
The ARU Search map, flood zones with the GRCA, heritage status and source water protection. Staff review early plans at zoning@waterloo.ca.
Letter of Compliance (optional)
Confirms zoning, setbacks and open permits, typically within 10 business days. Encouraged to avoid delays.
Building permit
PDFs through the building permit portal. An automated email within 2 business days: a Notice of Incomplete or the invoice. Review is 15 business days for a secondary unit once complete and paid.
Inspections and rental licence
Inspections booked through the portal or the inspection line; a rental licence before a tenant moves in.
Both Cities name a BCIN-qualified designer among the people who can prepare the plans, and Waterloo asks for the site and floor plans to come from a qualified designer. We prepare the drawings and forms, file them with the right City and answer the examiner’s comments. Structural design, where needed, is coordinated with an outside licensed professional. Full breakdown: renovation process.
The Grand River, its creeks, and heritage.
- Kitchener heritage districts. St. Mary’s, Upper Doon, Victoria Park and Civic Centre. New construction or alteration in a district needs a heritage permit, reviewed by Heritage Kitchener at its meetings. There is no application fee, but the deadlines run well ahead of each meeting.
- Waterloo heritage district. MacGregor-Albert, between Seagram Drive, Bricker Avenue, Ezra Avenue, King Street and Caroline Street. Most exterior changes need a heritage permit, with no fee; minor compliant work is often approved within 5 to 10 business days, other work goes to the Municipal Heritage Committee.
- Source water protection. The Region of Waterloo regulates source water protection areas; both Cities ask you to check before you apply.
- Regional roads. A new driveway onto a Regional road needs a Regional road access permit.
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 Kitchener-Waterloo.
Basement apartments and backyard homes
Permit drawings for a legal ADU in Kitchener or ARU in Waterloo, from zoning check 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.
Kitchener-Waterloo questions.
Is my house in Kitchener or Waterloo?
Your property tax bill, or the address search on either City's interactive map, tells you. The two cities share a long boundary and a postal area name is not proof, so check before you design. Each City only reviews permits for land inside its own limits.
How many units can I have in Kitchener or Waterloo?
Both cities allow up to 4 dwelling units on a lot with a detached house, semi or townhouse connected to city water and sewer: the main home plus up to 3 additional units. In both, a detached building can hold 1 or 2 of them. Lot size, parking and setbacks decide what fits on your lot.
Second suites explainedHow much parking does an extra unit need?
In Kitchener it depends on where the lot is: no minimum for the additional units within 800 m of an ION light rail station or in a strategic growth area zone, 0.3 spaces per additional unit in the Central Neighbourhood Area, and 0.6 per unit elsewhere. Waterloo counts the whole lot: 1 space for 1 unit, 2 spaces for 2 or 3 units, 3 spaces for 4 units, and an ARU's space may be a tandem space in the driveway.
How big can a backyard home or coach house be?
Kitchener caps the footprint at 80 m², within the zone's lot coverage, and the height at 4.5 m (6.0 m where the main house is 9.1 m or taller), with 0.6 m side and rear setbacks and 4 m from the back of the house. Waterloo's coach house can be up to 6.0 m tall, at least 1.2 m from the side lot line and 0.6 m from the rear (1.2 m if it is over 4.5 m tall), and never in the front yard.
Garden suite requirementsDo I pay development charges on an additional unit?
For the second and third units on the lot, City and Regional development charges generally do not apply under provincial law, but education development charges can. Kitchener's ADU grant covers those education charges. The fourth unit pays City, Regional and education charges; Kitchener's grant covers 50% of them, or 100% with an affordability, energy or barrier-free commitment.
Do I need a rental licence?
In Waterloo, yes: rental units in buildings with four or fewer units need a residential rental licence from the City before a tenant moves in, and the licence by-law caps each rental unit at four bedrooms. Kitchener's ADU guide does not list a rental licence; confirm with the City for your property.
Does the GRCA have to approve my project?
Only if the lot is in a regulated area near a river, creek, wetland, floodplain or steep slope. Then a GRCA permit comes before the building permit, and GRCA says it typically takes four to six weeks. Waterloo's zoning by-law allows ARUs in regulated areas only with a GRCA permit or written consent. We check your address first.
Nearby building departments.
The right City’s rules, for your lot.
Which department, how many units, parking and the permit path for your address, before you spend on drawings.