Do You Need a Permit for a Second Story Addition in Ottawa?

In Ottawa, a building permit is required for all second story additions. This type of structural change is governed by the Ontario Building Code and municipal zoning bylaws to ensure safety, compliance, and neighborhood integrity. This article outlines when a permit is required, how to apply, what to expect during inspections, and how to ensure your project goes smoothly from blueprint to final inspection.

When Is a Permit Required for a Second Story Addition?

All Second Story Additions Require a Permit

Under Ontario’s Building Code Act, any structural addition over 10 square metres (about 108 square feet) requires a building permit. A second story addition clearly meets and exceeds this threshold, making a permit mandatory.

You must obtain a permit before:

• Removing and reconstructing the roof
  
  
• Building new framing and floor systems
  
  
• Adding bedrooms, bathrooms, or other livable spaces above your existing structure
  
  

Failing to obtain a permit before starting construction can result in fines, stop-work orders, and delays—so it’s essential to begin the permitting process early.

Compliance with Zoning Bylaws

In addition to structural safety, your second story addition must comply with Ottawa’s zoning bylaws. These bylaws regulate:

• Maximum building height
  
  
• Setback requirements
  
  
• Lot coverage and density
  
  
• Proximity to neighboring properties
  
  

You must confirm that your property is zoned to allow a second level, especially in areas with specific character guidelines, height restrictions, or heritage overlays.

The Application Process: How to Get a Permit

1. Prepare and Submit Construction Plans

You must submit a full permit application to the City of Ottawa’s Building Code Services. The submission must include:

• Floor plans (existing and proposed)
  
  
• Elevations (front, side, and rear views)
  
  
• Structural framing details
  
  
• Site plan showing lot lines and proposed addition
  
  

All plans must be drawn to scale and preferably prepared by a licensed architect, engineer, or qualified designer.

2. Complete the Building Permit Application Form

Download and complete the official Building Permit Application Form, including owner and contractor information, project description, and estimated costs.

3. Pay the Permit Fees

Permit fees are calculated based on the square footage of the addition and type of construction. You can view the current fee schedule on the city’s website. For second story additions, fees may range from $2 to $3 per square foot, with additional charges for mechanical, plumbing, and HVAC permits if applicable.

4. Wait for Approval

Most applications are reviewed within 10 to 20 business days, though more complex projects may take longer—especially if zoning or heritage compliance reviews are required.

Required Inspections During Construction

Once your permit is approved and construction begins, the City of Ottawa will conduct inspections at several stages, including:

• Footing (if new support is added)
  
  
• Framing and structural work
  
  
• Plumbing and mechanical rough-ins
  
  
• Electrical (via ESA if applicable)
  
  
• Insulation and vapor barrier
  
  
• Final inspection before occupancy
  
  

You must pass each inspection before proceeding to the next phase. You can book inspections through Ottawa’s inspection portal.

Working with Professionals

Second story additions are complex, involving major structural engineering, architectural planning, and mechanical integration. It’s strongly recommended to work with:

• A licensed architect or designer to create code-compliant plans
  
  
• A structural engineer to assess load-bearing capabilities
  
  
• A general contractor familiar with Ottawa’s building processes
  
  

Experienced professionals can also help prepare and submit permit documentation and liaise with city staff on your behalf.

Additional Considerations

Zoning and Heritage Overlays

Certain neighborhoods in Ottawa may be subject to Community Design Plans (CDPs), Heritage Conservation Districts, or overlay zones that limit exterior changes or mandate specific design criteria. Check with the City of Ottawa’s zoning map or consult Planning Services before finalizing your design.

Neighbourhood Character Guidelines

In some residential areas, second story additions must maintain visual consistency with surrounding properties. You may need to submit additional documents or elevations demonstrating how your addition respects neighborhood character.

Project Timeline

A second story addition is not a quick renovation. Expect a full project timeline of 6 to 12 months, which includes:

• Design and planning: 1–2 months
  
  
• Permit approval: 1–2 months
  
  
• Construction: 4–8 months
  
  

Unforeseen weather delays, inspections, or permit revisions can extend this timeframe.

Temporary Relocation

Because your roof will likely be removed during construction, you may need to temporarily relocate during key phases of the build for safety, noise, or weather protection.

Why Building Permits Matter

Safety and Code Compliance

Permits ensure your renovation meets the standards outlined in the Ontario Building Code, including fire safety, energy efficiency, ventilation, and structural integrity.

Financial Protection

If you sell your home later, unpermitted work can reduce your property value or block the sale. Buyers often request documentation of completed and inspected work. Additionally, insurance providers may deny claims related to unpermitted construction.

Legal Requirements

Doing unpermitted construction can result in:

• Stop-work orders
  
  
• Daily fines
  
  
• Mandatory demolition of unapproved work
  
  

Avoid costly mistakes by securing permits from the start.

Final Thoughts

A second story addition is a major home investment—and it requires detailed planning, expert input, and a building permit from the City of Ottawa. Whether you're adding bedrooms, a new bathroom, or a full suite above your main floor, you'll need to ensure the design meets building codes, zoning bylaws, and safety requirements.

Always begin your project by consulting the City of Ottawa’s Building Code Services. They can guide you on zoning, structural requirements, and help you avoid delays.

To simplify the process and ensure every step is done right, consider working with Ottawa General Contractors. Their experienced team will manage the entire permitting process, create compliant designs, and coordinate inspections—so your second story addition is not just beautiful, but fully legal and code-approved.

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Frequently Asked Questions About Second Story Addition Permits in Ottawa

Do I Need a Permit to Build a Second Story on My House in Ottawa?

Yes. A building permit is required for all second story additions in Ottawa. This includes any project that adds new structural space above your existing home, as well as alterations to the roofline, framing, and floor system. The permit ensures the work complies with the Ontario Building Code and local zoning regulations.

What Are the Permit Requirements for a Second Story Addition in Ottawa?

To apply for a second story addition permit, you must:

• Submit detailed construction drawings (floor plans, elevations, structural framing)
  
  
• Complete the Building Permit Application Form
  
  
• Ensure your design complies with zoning bylaws
  
  
• Pay permit fees based on the size of your addition
  Inspections will be required throughout the construction process to ensure code compliance.
  
  

How Much Does a Permit Cost for a Second Story Addition in Ottawa?

Permit costs are calculated based on the total square footage of the addition. For second story additions, expect to pay approximately:

• $2 to $3 per square foot for the building permit
  
  
• Additional fees for plumbing, HVAC, or mechanical permits if applicable
  You can find full details in the City of Ottawa’s permit fee schedule.
  
  

How Long Does It Take to Get a Second Story Permit in Ottawa?

The City of Ottawa typically reviews second story addition applications within 10 to 20 business days, depending on project complexity. If zoning or heritage overlays apply, the process may take longer. It’s best to submit complete, accurate plans to avoid delays.

What Kind of Drawings Do I Need for a Second Story Addition Permit?

You’ll need to provide:

• Floor plans showing existing and proposed layouts
  
  
• Elevations (front, side, and rear views)
  
  
• Structural framing plans
  
  
• A site plan showing property lines and setbacks
  
  

These must be prepared to scale and preferably signed by a licensed architect, engineer, or designer.

Are There Zoning Restrictions for Second Story Additions in Ottawa?

Yes. Your second story addition must comply with:

• Height limits for your zoning category
  
  
• Setback and lot coverage rules
  
  
• Any Community Design Plans (CDPs) or Heritage District regulations in your neighborhood
  Check your property zoning using Ottawa’s GeoOttawa map tool.
  
  

Do I Need a Structural Engineer for a Second Story Addition?

Yes, in most cases. A structural engineer is essential for evaluating your existing foundation and support systems, especially when adding a new load-bearing floor. Most applications for second story additions will require a signed engineering report or drawings.

Will My Second Story Addition Be Inspected?

Yes. The City of Ottawa conducts mandatory inspections during the project, including:

• Structural framing
  
  
• Plumbing rough-ins (if applicable)
  
  
• Electrical work (inspected through the Electrical Safety Authority)
  
  
• Insulation and vapour barrier
  
  
• Final inspection before occupancy
  
  

You must pass each stage before proceeding.

Can I Start Construction Before the Permit Is Approved?

No. Starting construction without a valid building permit is illegal and may result in:

• Stop-work orders
  
  
• Fines
  
  
• Required demolition or reconstruction of work
  
  

Always wait for permit approval before beginning your second story project.

Who Should I Contact With Questions About Second Story Additions?

You can contact Ottawa Building Code Services at 3-1-1 or 613-580-2424 for answers related to permits, zoning, and construction compliance. They offer direct support for residential addition projects.

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