Do I need a permit for a basement renovation in Burlington?
- 3 days ago
- 6 min read
Whether you want to make better use of your basement as part of your home or turn it into an independent unit, how you plan to use the space will shape the renovation and determine which permits are required. This blog breaks down the differences between basement finishing projects and ARUs, what types of changes require permits, the permit process, and answers to some of the questions we hear most often.
Renovating Your Basement Without Adding an ARU: What Requires a Permit?
For basements that remain part of the primary home, this is a general list of what does and doesn’t require a permit.
Yes Generally requires a building permit or other approval | No Generally does not require a building permit or other approval |
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*Electrical permits and inspections are handled separately from the City of Burlington’s building permits. All electrical changes generally require permits from the Electrical Safety Authority.
Renovating Your Basement for an ARU
ARUs, commonly referred to as legal basements, always require a building permit in the City of Burlington.
What kind of basement am I creating?
Difference between a Finished Basement and an Additional Residential Unit?
Finished Basement
Finishing a basement for use as part of your existing home can be a very different renovation from creating a self-contained Additional Residential Unit. A finished basement can include significant changes, like adding a kitchen or bathroom, while still functioning as part of the primary home. Finishing a basement can include a combination of bedrooms or living areas, a bathroom, kitchen or kitchenette, new flooring and finishes, lighting, storage and other features that make the space more functional.
Additional Residential Unit
ARUs, however, are designed to function as standalone living units. The City of Burlington defines an ARU as a self-contained unit with its own kitchen, bathroom and sleeping area. Basement apartments are a common example of an ARU, but they can also be located elsewhere on the property.
What makes a basement apartment legal?
A legal basement apartment isn't simply a newly renovated basement with a kitchen and bathroom. An ARU must meet applicable Burlington zoning requirements, the Ontario Building Code and other applicable safety requirements, with the necessary permits and inspections completed before it can legally be occupied.
Meeting Ontario Building Codes
Depending on the property and design, requirements can include:
Minimum ceiling height
Emergency egress
An independent kitchen
A full bathroom
Heating & ventilation
Smoke & carbon monoxide alarms
Electrical system, inspected through the ESA
Fire separation
Zoning compliance
Applicable parking requirements
Ceiling Height: A basement ARU generally requires a minimum ceiling height of 1.95 m (approximately 6' 5"), with clearance under beams and ductwork permitted as low as 1.85 m (approximately 6' 1") under applicable conditions.
Heating & Ventilation: Basements are highly susceptible to moisture, and to avoid long-term damage, adequate heating and ventilation systems are essential. Depending on what your basement currently has, additional upgrades could include bathroom exhaust fans, kitchen range hoods and HVAC upgrades.
Emergency Egress: If the unit's exit route leads through the primary dwelling, a second means of escape is required, via basement windows. A legally compliant egress window must be easily opened from inside and have an unobstructed opening of at least 0.38 m² (4.1 sq. ft.)
Fire Separation: The Ontario Building Code generally requires a 30-minute fire separation between the ARU and primary home. However, if the entire home, including the ARU, has interconnected smoke alarms, the separation can be reduced to 15 minutes.
Smoke & Carbon Monoxide Alarms: The Government of Ontario requires smoke alarms on every storey, outside sleeping areas, inside each bedroom of the ARU, and in common areas shared by both units. CO alarms are required when certain carbon monoxide risks are present, such as fuel-burning appliances, fireplaces, attached garages or shared fuel-burning heating systems. As of January 1, 2026, applicable units require CO alarms adjacent to each sleeping area and on every storey, including storeys without sleeping areas.
What Are the Steps to Getting a Basement Renovation Permit?
Whether you're finishing your basement or creating a separate unit, the permit process follows the same basic steps, although specific requirements depend on the scope.
Step 1: Check Zoning
Confirm your property's zoning to determine which requirements apply to your renovation. If your plans don't comply, you may need to apply for a minor variance.
Step 2: Assess Property
Check which requirements your basement already meets and what may need to be modified: ceiling height, windows and egress, existing structure, fire separation, kitchen/bathroom and plumbing, HVAC and ventilation, electrical capacity, and parking where applicable.
Step 3: Prepare Permit Drawings
Building permit applications require detailed drawings showing the proposed renovation and how it will meet applicable code requirements. Where required, a qualified designer with a Building Code Identification Number (BCIN), or another appropriately qualified professional, must prepare the drawings.
Step 4: Submit Drawings (+Permit Approval Timelines)
There are two stages of approval by the City of Burlington:
Pre-Building Approval — Timelines vary* Submit your drawings for formal zoning and other applicable municipal reviews. Once you receive Zoning Clearance, you can apply for your building permit. *Burlington currently estimates approximately 2 weeks for interior-only ARU applications and 3 to 4 weeks for ARUs involving exterior work. General Pre-Building Approval timelines may take longer.
Building Permit Review — Generally 10 Business Days Submit your complete application and drawings for Ontario Building Code review. Once the building permit is issued, you can begin permitted construction.
Refer to this City of Burlington checklist and prepare all necessary documents.
Step 5: Begin Construction & Complete Inspections
Once your building permit is issued, you can begin construction. Your permit will identify the inspections required at specific stages of the renovation, including work that must be inspected before walls are closed. Depending on the work, the City of Burlington and the Electrical Safety Authority (ESA) may complete inspections. Once construction and all required inspections are complete, a final inspection is required to close the permit.
ARUs must also receive the required occupancy approval before the new unit can be occupied.
Do Legal Basement Permits Expire?
Yes, ARU permits issued by the City of Burlington expire within 6 months if construction hasn’t started.
How Much Do Basement Renovation Permits Generally Cost?
While Burlington's 2026 Pre-Building Approval/Zoning Clearance fee is $400 for a basement finish, ARU zoning and building permit fees are currently waived. The building permit fee is separate and varies based on the scope of the renovation.
What Happens if You Find a Problem After Pre-Approval?
So, you've received pre-building approval, construction begins, and opening a wall reveals mould or work that wasn't done to code. Some problems simply can't be seen beforehand.
A qualified contractor can anticipate many potential issues during planning, but unexpected findings can still add work without necessarily changing the overall design. Depending on what’s uncovered, the scope may need to be adjusted and additional labour or materials factored into the budget and timeline.
Let’s Plan Together
We don’t let the permit process stand in the way of achieving the basement you want. As part of the CBS method, we offer full support in navigating permits and approvals from start to finish.
Burlington Basement Renovation Permit FAQs
Do I need a permit to finish my basement in Burlington?
In most cases, yes. Finishing an unfinished basement or making structural, plumbing, or layout modifications typically requires a building permit. However, cosmetic updates usually do not.
Do I need a permit for a basement apartment in Burlington?
Yes. Converting a basement into an Additional Residential Unit (ARU) requires a building permit and must meet applicable zoning and Ontario Building Code requirements.
Can I start my basement renovation while waiting for a permit?
Do not begin work requiring a building permit until the permit has been issued.
How long does a basement renovation permit take in Burlington?
For a general basement renovation that requires a building permit, Burlington generally targets 10 business days to review a complete permit application.
For ARU basement renovations, there is an additional Pre-Building Approval stage before the building permit application. Burlington estimates approximately 2 weeks for interior-only ARUs and 3–4 weeks for ARUs involving exterior work, followed by the 10-business-day building permit review.
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