Demolition Permit Ottawa: Rules, Costs & Application Steps
🏗️ Quick Answer
You need a demolition permit in Ottawa to legally demolish or relocate any building or structure. The basic permit fee starts at a minimum of $117 (2026 schedule). If your property is within the Demolition Control area and you are removing a residential unit without a replacement building permit, an additional approval costing $6,200.48 is required. Utility disconnection, asbestos surveys, and heritage checks may also apply.
Need help planning a demolition and rebuild? Contact Architect Ottawa for guidance.
Whether you are tearing down a garage to build a new one, removing an old house to construct a custom home, or clearing a structure to make way for a home addition, you need a demolition permit in Ottawa before any work begins. The City of Ottawa treats demolition the same as construction — it requires a building permit, inspections, and compliance with the Ontario Building Code, zoning bylaws, and potentially the Ontario Heritage Act.
The process can be straightforward for a simple shed teardown, or it can involve multiple layers of approval if the property sits within a Demolition Control area or is heritage-designated. Costs can range from a couple of hundred dollars to over $6,000 in application fees before a single piece of debris is moved.
This guide covers everything Ottawa homeowners, builders, and property owners need to know about obtaining a demolition permit in Ottawa: who needs one, what it costs, the required documents, how to apply, Demolition Control rules, heritage considerations, asbestos requirements, and how an architect can streamline the entire process. At Architect Ottawa, we regularly handle building permits that include demolition as part of larger residential and commercial projects.
Who Needs a Demolition Permit in Ottawa?
Under the Ontario Building Code Act, a building permit is required for the demolition or relocation of any building or structure. The Province of Ontario confirms that the demolition permit process follows the same framework as construction permits, with additional rules for heritage properties and demolition control areas. In practical terms, this means you need a demolition permit for virtually every teardown project in Ottawa — from removing an entire house to demolishing an attached garage or detached accessory building.
💡 Important Distinction
Even if you are planning to build something new immediately after demolishing, you typically need two separate permits: a demolition permit for the teardown and a construction building permit for the new structure. In some cases, the City may combine these into a single application when a replacement building permit has already been issued. Discuss your situation with your architect before applying.
How Much Does a Demolition Permit Cost in Ottawa?
The cost of a demolition permit in Ottawa depends on the scope of the project and whether Demolition Control approval is required. Here is a breakdown of fees effective January 1, 2026:
For a straightforward residential teardown — such as demolishing a single detached house to build a replacement home where you already hold the new building permit — the total permit fees are often in the $117–$500 range. However, if Demolition Control applies and you need the $6,200.48 application on top of utility disconnections and an asbestos survey, the total pre-demolition costs can reach $8,000–$10,000+ before a demolition contractor even begins work. Learn more about building permit fees in Ottawa.
Understanding Ottawa’s Demolition Control By-law
Ottawa’s Demolition Control By-law (No. 2012-377) adds an extra layer of approval for certain demolition projects. This by-law is designed to prevent the loss of residential housing stock without a replacement plan. You can review the full requirements on the City of Ottawa demolition permit page. Demolition Control approval is required when all three of the following conditions are true:
No building permit for a replacement structure has been issued
The demolition will eliminate one or more residential dwelling units
The building is within Ottawa’s Area of Demolition Control (Schedule 1 of By-law 2012-377)
If all three conditions apply, you must submit a Demolition Control application to the Planning, Real Estate and Economic Development Department in addition to your building permit for demolition. The 2026 fee for this application is $6,200.48 (including a $1,274.64 legal fee and HST).
The City’s Guaranteed Application Timeline Initiative (GATI) commits to rendering a decision on Demolition Control applications within 98 days. Most decisions are made under delegated authority, but heritage properties or councillor-referred cases go through the Planning and Housing Committee and full City Council, which can take longer.
💡 How to Avoid Demolition Control
If you plan to build a replacement home on the same lot, obtain the new building permit first. When a replacement building permit has already been issued, Demolition Control approval is not required — even if the property is within the control area. This is the most common approach for residential rebuild projects and saves you $6,200+ in fees and months of waiting time.
Heritage Properties and Demolition in Ottawa
If your property is designated under Part IV or Part V of the Ontario Heritage Act, Demolition Control approval is required regardless of whether a replacement building permit exists. Heritage-designated demolitions follow a more complex path:
- Part IV individually designated properties require separate heritage approval from the municipality before demolition
- Part V properties within a Heritage Conservation District are subject to special design review requirements
- Properties on the municipal heritage register (not formally designated) require 60 days written notice to City Council before demolition or removal
- Properties subject to a heritage conservation easement need approval from the Ontario Heritage Trust
If you are unsure whether your property has heritage status, you can check with a Development Information Officer at 613-580-2424 ext. 23434 or at dioinquiry@ottawa.ca. It is critical to verify heritage status before submitting your demolition application — a heritage designation discovered mid-process can halt your project entirely.
Documents Required for a Demolition Permit Application
A complete demolition permit application in Ottawa requires several documents. Missing items will delay your permit. Here is what the City expects:
Architect Ottawa prepares complete drawing packages for demolition permit applications, including site plans and all necessary documentation. When your demolition is part of a larger rebuild project, we coordinate the demolition permit alongside the new elevation plans, cross-sections, and structural drawings for the replacement structure.
How to Apply for a Demolition Permit in Ottawa: Step by Step
Demolition applications can be submitted online through My ServiceOttawa or in person at a Client Service Centre. Here is the process from start to finish:
Check Zoning and Heritage Status
Determine whether your property is in the Demolition Control area (Schedule 1 of By-law 2012-377), is heritage-designated, or is on the municipal heritage register. Contact a Development Information Officer if unsure.
Commission a Designated Substance Survey
If the building was constructed before 1980, hire a qualified environmental consultant to conduct a DSS. Under Ontario’s Occupational Health and Safety Act (Section 30), the project owner must identify all designated substances — including asbestos, lead, and mercury — and provide the report to the demolition contractor.
Arrange Utility Disconnections
Contact every utility provider — Hydro Ottawa, Enbridge Gas, the City’s water department, and any telecommunications providers — to disconnect and cap all services. Obtain written clearance letters from each. This is mandatory before the permit will be issued.
Prepare Your Application Package
Complete the Ontario application form, gather your site plan, utility clearance letters, DSS report, and any other required documents. If Demolition Control applies, submit that application separately to planningcirculations@ottawa.ca.
Submit Online via My ServiceOttawa
Upload your complete application and supporting documents through the City’s online Land Management System portal. Pay the applicable permit fees at submission. You can also submit in person at a Client Service Centre.
Await Review and Permit Issuance
The City reviews your application for compliance with the Ontario Building Code, zoning by-laws, and the Ontario Heritage Act. Simple residential demolition permits are typically reviewed within 10 business days. Demolition Control applications follow the 98-day GATI timeline.
Display Permit and Schedule Inspections
Once approved, display the permit at the demolition site in a location visible from the street. Book your mandatory commencement-of-demolition inspection at least 48 hours in advance via the My ServiceOttawa portal or by contacting the building inspector listed on your permit. Have the permit and plans available on site for the inspector.
Demolition + Rebuild Project?
Architect Ottawa manages the complete permit process — demolition drawings, replacement building design, and application submissions — so your rebuild stays on schedule.
Asbestos and Designated Substance Surveys
If your building was constructed before 1980, there is a strong likelihood that some building materials contain asbestos — insulation, floor tiles, pipe wrapping, vermiculite, and exterior siding are common sources. Under Section 30 of Ontario’s Occupational Health and Safety Act, the property owner is legally required to commission a Designated Substance Survey (DSS) before demolition begins.
⚠️ Legal Requirement — Not Optional
The DSS must be completed by a qualified environmental engineering or consulting firm. The report identifies all designated substances — asbestos, lead, mercury, silica, and others — and must be provided to the demolition contractor before contracts are finalized. Failure to provide this report can result in work stoppages, Ministry of Labour enforcement, and significant fines.
A typical residential DSS in Ottawa costs between $500 and $2,000, depending on the size and age of the building. If asbestos is found, abatement (safe removal by a licensed contractor) must be completed before demolition can proceed — adding additional cost. Budget for this early in your project timeline.
What to Do After Demolition Is Complete
Once the demolition is finished, there are several administrative steps you should not overlook:
Property tax adjustment: Tax adjustments after demolition are not automatic. You must apply to the City before February 28 of the year following the demolition. Contact 613-580-2444 for the application process under Section 357 of the Municipal Act.
Development charge credit: If you demolish an existing structure and build a new one on the same lot, a municipal redevelopment credit may apply toward your development charges — but only if the new building permit is issued within 5 years of the demolition.
Site grading and safety: The cleared lot must be properly graded and secured. Open foundations or excavation must be backfilled or fenced to prevent hazards.
Waste disposal compliance: All demolition waste must be disposed of in accordance with Ontario regulations. Your contractor should provide a waste management plan.
Penalties for Demolishing Without a Permit
Starting demolition without a valid demolition permit in Ottawa carries serious consequences. Under Building By-law 2014-220, any person who begins demolition before the permit is issued will face a non-refundable administrative surcharge on top of all other penalties under the Building Code Act. Additional consequences can include:
- Stop-work orders under Section 14 of the Building Code Act — immediate halt of all site activity until compliance is achieved
- Fines under the Building Code Act — up to $50,000 for individuals and $100,000 for corporations on first conviction
- Court-ordered reconstruction in extreme cases, particularly for heritage properties
- Insurance impacts — demolition without a permit may void liability coverage
- Resale complications — incomplete or missing permits create title issues that surface during buyer inspections
The cost and time required to obtain a proper renovation or demolition permit is minimal compared to the financial and legal risks of proceeding without one. Read our guide on building inspections in Ottawa to understand how the City enforces compliance throughout construction.
How Architect Ottawa Helps With Demolition Projects
Most demolition projects in Ottawa are the first phase of something bigger — a custom home build, a major home addition, or a complete rebuild. At Architect Ottawa, we manage the full permit lifecycle — from demolition to design to final occupancy:
- Site assessment and zoning review — We verify Demolition Control status, heritage designations, and zoning constraints using our space planning expertise
- Permit drawings — We prepare site plans and all required documentation for the demolition permit
- Replacement building design — We secure the new building permit first to bypass Demolition Control where possible
- Application submission — We submit your complete package through My ServiceOttawa and manage all City correspondence
- Construction administration — We coordinate inspections, contractor scheduling, and compliance throughout the demolition and rebuild phases
Whether you need a simple demolition drawing for a detached garage teardown or a comprehensive plan for a full-lot rebuild, our project management and design-build approach keeps everything on track.
Frequently Asked Questions About Demolition Permits in Ottawa
Do I need a demolition permit to tear down a shed in Ottawa?
It depends on the size. Accessory structures under 10 square metres (about 108 sq ft) with no plumbing generally do not require a demolition permit. Larger sheds, garages, and any structure with plumbing or electrical do require a permit. When in doubt, contact Building Code Services at 613-580-2424.
How much does a demolition permit cost in Ottawa?
The basic demolition building permit starts at a minimum of $117 (2026 fee schedule). If Demolition Control approval is also required, that adds $6,200.48 including HST. Additional costs for designated substance surveys, utility disconnection, and encroachment permits can push the total to $8,000–$10,000+ for complex projects.
What is a Demolition Control area in Ottawa?
A Demolition Control area is a zone defined in Schedule 1 of Ottawa’s By-law 2012-377 where additional approval is required before demolishing a residential dwelling unit without a replacement building permit. The by-law is designed to preserve housing stock. The approval costs $6,200.48 and has a 98-day review timeline.
How long does it take to get a demolition permit in Ottawa?
A straightforward demolition permit (no Demolition Control involved) is typically reviewed within 10 business days, similar to a standard residential building permit. When Demolition Control approval is required, the City targets a decision within 98 days under GATI. Heritage-designated properties may take longer if Council referral is needed.
Do I need an asbestos survey before demolishing a house in Ottawa?
Yes, if the building was constructed before 1980. Ontario’s Occupational Health and Safety Act requires a Designated Substance Survey (DSS) to be completed by a qualified environmental consultant. The report must be provided to your demolition contractor before work begins. A residential DSS typically costs $500 to $2,000.
Can I demolish a heritage property in Ottawa?
Demolishing a heritage-designated property (Part IV or Part V under the Ontario Heritage Act) requires Demolition Control approval regardless of other conditions. The application goes through the Planning and Housing Committee and City Council rather than delegated authority. Properties on the municipal heritage register (not formally designated) require 60 days notice to Council before demolition. Heritage demolition can be a lengthy and complex process.
What happens if I demolish without a permit in Ottawa?
You face a non-refundable administrative surcharge under Building By-law 2014-220, potential fines of up to $50,000 for individuals or $100,000 for corporations under the Building Code Act, stop-work orders, insurance complications, and potential resale issues. For heritage properties, penalties can include court-ordered reconstruction.
Do I get a property tax reduction after demolition?
Property tax adjustments after demolition are not automatic. You must apply to the City before February 28 of the year following the demolition under Section 357 of the Municipal Act. Contact 613-580-2444 for the application process. An acknowledgment letter will be sent upon receipt of your application.
How can I avoid Demolition Control fees in Ottawa?
If you plan to build a replacement structure, obtain your new building permit before applying for the demolition permit. When a replacement building permit has already been issued, Demolition Control approval is not required — even in the control area. Working with an architect to sequence your applications properly can save $6,200+ in fees and months of review time.
Can my architect handle the demolition permit application?
Yes. An architecture firm like Architect Ottawa can prepare all required drawings, compile your application package, submit through My ServiceOttawa, and manage all correspondence with the City. For demolish-and-rebuild projects, we coordinate both the demolition and construction permits to save you time and avoid Demolition Control delays. Contact us at (613) 518-3106 to discuss your project.
Planning a Demolition and Rebuild?
Architect Ottawa handles the entire permit process — from demolition drawings to custom home design to final occupancy. One team, one timeline, no surprises.