Ontario Permit Timeline Reality Check
Ontario Permit Timeline Reality Check: “Two Weeks” Is Usually a Fairytale
If you’ve been told, “Permits take about two weeks,” I have good news: that person is optimistic. I also have bad news: optimism doesn’t stamp drawings. This guide explains what actually happens between “we bought a lot” and “we can break ground,” and how to stop your timeline from melting like a snowman in April.
The biggest myth: the permit is the timeline
Most homeowners think the permit office is the main clock. In reality, the permit office is often the final clock. The earlier clocks are the ones that surprise people: surveys, site constraints, septic feasibility, drawings, engineering, and the time it takes to answer “one small question” that turns into five drawings and a new detail.
So when someone asks, “How long do permits take in Ontario?” the honest builder answer is: How ready is your package? Because that’s what decides whether you’re cruising or stuck in the “please revise and resubmit” loop.
The real timeline: the 6 stages most projects go through
1) Lot + constraints
Survey, zoning envelope, setbacks, access, and any special overlays. This is where “dream plan” meets “legal reality.”
2) Servicing concept
Municipal services or private (septic/well). Private servicing can steer house placement and grading.
3) Design + drawings
Floor plan, elevations, sections, details, and the “boring pages” that keep inspectors happy.
4) Engineering
Structure, foundation details, beams, trusses, and sometimes site or septic-related paperwork.
5) Application + review
Submission, plan review, comments, and revisions. Completeness matters more than charm.
6) Pre-start logistics
Entrance/driveway, utility coordination, tree clearing, and lining up trades so you can actually start.
Typical time ranges (realistic, not magical)
Every municipality and project is different, but these ranges keep people sane:
- Early due diligence (lot + constraints): often 1–3 weeks, longer if you’re chasing missing surveys or dealing with complex sites.
- Design + drawings: often 3–8+ weeks depending on how custom, how many revisions, and how quickly decisions are made.
- Engineering coordination: often 2–6+ weeks, especially if plans change midstream.
- Permit review and revisions: can be a few weeks to a few months depending on workload, complexity, and whether the first submission is truly complete.
Notice what I didn’t say: “exactly 10 business days.” Because the real-world timeline depends heavily on what shows up on the reviewer’s desk.
The permit-killer combo (seen weekly)
- “We’re still deciding the layout” + “Let’s submit anyway.”
- “We’ll figure out septic later” + “We want the house centered perfectly.”
- “Can we add a bunch of windows?” + “Why do we need new details?”
If you want speed, lock the big decisions early. If you want surprise delays, keep everything “open concept,” including the decisions.
What slows permits down (and how to avoid it)
In my experience, delays usually come from a handful of predictable issues:
- Incomplete submissions: Missing notes, missing details, missing forms, or mismatched drawings.
- Uncoordinated systems: The architectural plan says one thing, structure says another, and mechanical wants a third.
- Site questions: Entrance location, grading/drainage, and (on rural lots) septic feasibility and placement.
- Late changes: “Just one tweak” after submission can trigger rework across multiple pages.
The builder’s “fast track” checklist (do this before you submit)
Pre-submission sanity check
This is the boring part that buys speed. Inspectors don’t hate you—they just hate guessing.
Budget and timeline are married (whether you like it or not)
Permit delays often turn into cost creep: extended rentals, re-quotes, scheduling issues, and “we missed the season.” So when you plan timeline, plan money too. A realistic budget helps you make decisions quickly, which makes permits faster.
If you’re early-stage, these two quick tools help you ground the plan and the site costs before the drawings snowball:
Quick calculators
If you’re rural, septic feasibility is a design factor, not an afterthought. If it forces a different house placement, your “timeline” changes instantly.
How to talk to the permit office without losing your will to live
Two tips that work in every municipality: be specific, and be organized. Instead of “How long will this take?” ask, “If we submit a complete new-home package with septic concept and engineering included, what are you currently seeing for review time?” And when you get comments, answer them cleanly and completely—one resubmission that addresses everything beats three resubmissions that address half.
Also: don’t start calling daily. Nobody stamps faster because they’ve memorized your phone number. (I’ve tested this. For science.)
Final builder note
The fastest permits aren’t the ones filed the earliest—they’re the ones filed the most complete. Treat the energy, septic, structure, and site questions as design inputs from day one, and your timeline stops being a guessing game.