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Building Permits
New building permit system now available
Our new Cloudpermit system allows you to apply for and to see the status of your building (and septic system) permit application anywhere, at any time. You can start an application and finish it later, and receive email updates on the status of your permit application.
Learn more about getting started with the Cloudpermit building permit system.
The purpose of a building permit is to ensure the minimum standards of the Ontario Building Code are met in order to protect the health and safety of building occupants by regulating design, construction, quality of materials, use and occupancy of buildings and structures.
- Before starting any work you must obtain a building permit or ensure that one has been issued.
- Please note that no structures of any kind are allowed on vacant land.
- The zoning by-law must be followed even if you do not require a building permit.
- New residential dwellings
- Sleeping Cabin/Bunkie (any size)
- New Accessory Buildings greater than 10 square metres (108 square feet)
- Additions to existing buildings or structures (any size)
- Adding a bedroom
- New or replacement decks or stairs
- New or replacement piers under a building
- Finishing the basement of a house
- Creating an accessory apartment
- Plumbing fixtures added or relocated
- Replacing or adding new water supply lines or drain pipes
- Removing a load bearing wall, column, lintel or beam
- Re-insulating walls, ceilings or floors in a residential building
- Wood stove, wood burning fireplace, or a wood furnace (interior or exterior)
- Replacement of windows or doors, when the opening size is enlarged
- Retaining wall that is greater than 1 metre (3' 3") in height, pending location
- Solar Panels that are mounted to a building and have a face area of 5 square meters (53.8 square feet) or greater
- Construction of a temporary enclosed tent to be used for human occupancy
- Crib docks or other permanent docking systems
- Changing the use of a building (example: a shed to a bunkie, or a church to a home)
- Septic systems new, altered or replaced
- Demolition of a structure greater than 10 square metres (108 square feet) in building area
- Accessory buildings not used for human habitation with a total floor area, including the deck, porch or loft, of 10 square metres or less in size
- Sheds, not more than 15 square metres in gross area, not more than one storey in building height, is not attached to a building or other structure, is used only for storage purposes ancillary to a principal building on the lot, and does not have plumbing
- Fences
- Replacement of interior fixtures in the same location
- Replacement of exterior siding and roofing
- Replacement of windows and doors, same size and location
- Temporary portable shelters, constructed of metal tubing and fabric (if you have structural reinforcement a building permit is required)
- Floating docks
If the above lists do not include specifics related to your project, or if you are not sure whether a permit is require please contact the Building Department.
- Site Plan showing location of all buildings and septic systems on the lot. Also show the distances to the property lines, Front Yard Setback, Side Yard (both sides) and Rear Yard.
- Location to other buildings on the lot.
- Location to Hydro Lines or any other hazards on the lot.
- Entrance to the lot.
- When there is a difference in Municipal records, proof of ownership of the property is required.
- Two complete sets of legible scaled drawings, preferably prepared by a qualified designer.
- Foundation Plan: example showing footing sizes, pier footings, locations, laminated beam sizes and floor joist size and spacing etc.
- Floor Plan: example showing room sizes, locations, exterior, interior wall thickness, door sizes, window sizes, chimneys and ventilation system etc.
- Cross Section: example showing foundation depth, foundation type (block or solid concrete etc.), foundation damp proofing, foundation drainage, foundation slab, footing sizes, sill gasket, anchor bolts (spacing), joist size, subfloor size stud sizes and spacing, insulation, vapour barrier, interior, exterior finishes, roof type, sheeting, shingles and venting etc.
- Copy of Truss Drawings from manufacturer.
- Engineered specifications for all engineered components.
- Letter of Agent – if applicable
- Municipality of Highlands East copy of the Site Inspection Report for a Sewage System, when required.
- Entrance Permit from the Municipality of Highlands East Roads Department, County of Haliburton or the Ministry of Transportation when required.
- Any Permit required by any other authority.
- Payment of Fees
Please note that any application which is not signed by the owner, and is signed by another authorized person, it shall be accompanied by a letter of authorization signed by the owner.
Any difference found in the Front, Side, or Rear setbacks by the Chief Building Official may result in an Application for a Building Permit being refused or revoked, until the Plot Plan is corrected.
- Guide to Building Permits
- Getting started with Cloudpermit
- Video: How to submit an application using Cloudpermit
- Video: How to request inspections using Cloudpermit
- Building Permit Holder Responsibilities
- Building By-law
- Application Guidelines for a Deck
- Application Guidelines for a Dwelling
- Application Guidelines for a Garage, Accessory Building or Structure
- Application Guidelines for a Solid Fuel Burning Appliance
- Ontario Form: Application for a Permit to Construct or Demolish
- Ontario's Zoning By-law Guide
Highlands East uses Cloudpermit to manage building permits digitally. Cloudpermit allows you to apply for and to see the status of your building (and septic system) permit application anywhere, at any time. You can start an application and finish it later, and receive email updates on the status of your permit application.
Learn more about getting started with the Cloudpermit building permit system.
The Building Code requires demolition permits for all buildings greater than 10 square metres (108 square feet), with the exception of buildings located on a farm. The purpose of the permit is to provide the public with an adequate level of safety and to ensure the building services are disconnected in an appropriate manner.
Visit our dedicated Septic System Permits page for detailed information including Applications, Winter Inspections and Fees.
Learn more
Visit Planning and Development and Zoning By-Law and Official Plan for more details.
For more details on how to apply and what is required please see Building Permits.
| Type | Fee |
|---|---|
| Non-refundable administration fee | $150 |
| Minimum building permit fee | $150 |
Permit fees are calculated by the floor area of the proposed construction multiplied by the values as set out under Building Classifications below.
Floor area shall be the total area of all floor above grade measured to the outside face of the exterior walls.
| Building Types | Fee |
|---|---|
|
Buildings used for human habitation including dwellings, guest cabins, multi residential, second suites or additions to those buildings. |
$0.80 per square foot |
| Renovations to existing dwellings. | $0.45 per square foot |
| New foundation under an existing building or the interior finishing of a basement. | $0.45 per square foot |
| Accessory buildings and/or additions to those buildings. | $0.60 per square foot |
| Commercial, industrial and institutional buildings or additions to those buildings. | $0.90 per square foot |
|
Agricultural buildings and/or additions to those buildings. |
$0.30 per square foot |
| Type | Fee |
|---|---|
| HVAC/HRV | $150 |
| Plumbing | $200 |
| Wood burning appliance (wood stove) | $150 |
| Decks, docks, verandahs, covered porches |
$0.50 per square foot Minimum $200 |
An administration fee may apply if the above are issued as standalone permits.
| Type | Fee |
|---|---|
| Demolition permit | $150 |
| Temporary tents over 60 square metres | $100 |
| Sea containers | $100 |
| Conditional permit | $100 plus applicable building permit fees |
| Partial building permit | $100 plus applicable building permit fees |
| Change of use | $100 plus applicable building permit fees |
| Transfer of permit | $100 |
| Type | Fee |
|---|---|
| Application for a Class 2, 3, 4 or 5 Septic System | $875 |
|
Permit to replace the tank or bed only of a class 4 system. |
$450 |
| Permit for the addition, renovation or change of use to an existing septic system. | $450 |
| Septic review or revision to permit. | $250 |
| On-site sewage compliance request. | $250 |
| Re-inspection of septic systems. | $250 |
| Type | Fee |
|---|---|
| Permit renewal | $150 |
| Revisions on plans | $150 |
| Additional inspections | $150 |
| Re-inspections over five years | $150 per inspection |
| Re-inspection fee (not ready) | $150 |
| Fine for construction without a permit (in addition to the building permit fee) | Double the permit fee |
| Order to Comply and/or Stop Work Order | $200 |
| Type | Fee |
|---|---|
| File search for copies of septic systems | $100 |
| Type | Fee |
|---|---|
| Less than 10 acres (4.05 ha) | $300 |
| Greater than 10 acres (20.23 ha) | $150 |
| Type | Fee |
|---|---|
| 1 to 10 lots | $300 |
| Each lot over 10 | $150 |
| Type* | Refund Amount |
|---|---|
| Administrative functions only have been performed | 80% |
| Administrative and plan examinations have been performed | 45% |
| Permit issued but no field inspections have been made | 35% |
| Permit issued and field inspections have been made | No refund |
| Permit revoked in accordance with the Act, Building Code or By-law | No refund |
*The portion of the total calculated permit fees that may be refunded shall be a percentage of the total fees payable under this Bylaw, calculated as outlined above in regard to functions undertaken by the municipality. No refunds less than $150 will be made.
Building permit plans
Garages, sheds, guest cabins (bunkies) and other accessory buildings
If there is an existing home or cottage on your property, you may also be able to erect a guest cabin, depending on the zoning and subject to septic approval. Bunkies are referred to as guest cabins in our Zoning By-law.
Not all zones permit sleeping cabins, so be sure to check the Zoning By-law.
Required setbacks
Road allowances (shoreline/shore road allowances)
Minimum dwelling size
It depends on the zoning of your property, but generally the minimum size can be 45 to 65 square metres
(500 to 700 square feet). Check the Zoning By-law to be sure.
Septic system approval
A septic approval from the Building Department is required when applying for a building permit if you are doing any one of the following:
- constructing a new building
- adding a bedroom, sleeping cabin, or washroom
- increasing the number of fixture units (sink, toilet, bathtub, shower, laundry, dishwasher, etc.)
- increasing the total floor area of the building by 15 percent or more
Severance or subdivision of property
Trailers, campers and motor homes
Sea containers
Depending on the zoning and if the specified provisions can be met, you may be able to use a sea container as an accessory structure. A building permit is required when adding these structures to your property.
Sea containers are not permitted on vacant land with the exception of the MX zone.
Shoreline tree cutting
Things we cannot help you with
The municipality is often asked to become involved in matters over which we have no legal authority. Civil matters such as the ones listed below are not within our jurisdiction:
- private right-of-way disputes
- trespassing
- neighbour disputes over property lines, tree cutting or fence locations
If the matter cannot be resolved between you and your neighbour, you may wish to consult legal counsel.
Contact Us
Building Department
Municipality of Highlands East
1032 Gooderham Street
Gooderham, Ontario, K0M 1R0
T. 705-447-0051
F. 705-447-0053
Map this Location
Laurie Devolin
Chief Building Official and By-Law Enforcement Officer
Municipality of Highlands East
1032 Gooderham Street
Gooderham, Ontario, K0M 1R0
T. 705-447-0051 x440
F. 705-447-0053
Email Chief Building Official
Andrew Jack
Deputy Chief Building Official
Municipality of Highlands East
1032 Gooderham Street
Gooderham, Ontario, K0M 1R0
T. 705-447-0051 x442
F. 705-447-0053
Email Deputy Chief Building Official
Arlene Quinn
Septic Inspector
Municipality of Highlands East
1032 Gooderham Street
Gooderham, Ontario, K0M 1R0
T: 705-447-0051 x443
F: 705-447-0053
Email Septic Inspector
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