That beautifully renovated home you’re looking at check all the boxes, but before you fall in love there’s one thing worth looking into: were the renovations done with proper permits? Not every renovation needs a permit, but for major work like removing walls, finishing a basement, adding a bathroom or making structural changes, proper permits are usually required. If this home is the one, it’s worth doing a little digging before you buy.

Check For Permits Online

If you’re in Toronto, start by using the cities online tool, Building Permit Application & Inspection Status, where you can search by address to see building permit applications, their status, and inspection information. You’ll want to look for permits that correspond to what appears to be renovated, like:

           - Basement finishing and secondary suites

           - Structural changes including removing or adding walls

           - Plumbing changes

           - Electrical work associated with the renovation

           - Additions

           - Major interior renovations

           - New windows or doors where structural changes are involved

           - HVAC changes

           - Outdoor structures like adding in a pool

           - Electrical work associated with the renovation

Check the Permit Status

You don’t want to just check if a permit was issued, you want to check whether it was actually completed, which is an important distinction. A permit may have been issued, but that doesn’t mean the work was finished, the proper inspections were completed, and the permit was closed.  

Compare the Permit to the Renovation

The goal isn’t just to find a permit, it’s to make sure the permit and the work you see make sense together. If the listing says fully renovated basement with a bathroom and separate entrance, but the permit history doesn’t appear to reflect that work, it’s worth asking questions. You can also ask your home inspector to review the renovations and compare them with the available permits to see if anything looks out of place.

Ask for the Paperwork

If you’re seriously considering a property, ask the seller or listing agent for copies of the permits and approved plans for major renovations. If they don’t have them on hand, they should be able to request them. Those documents can give you a much clearer picture of what was approved to be built, and the final results.

Look for Outstanding Issues

A Property Information Report from the city can provide additional information about permits, inspections, violations, work orders and zoning information associated with the property. This can be particularly helpful when you're buying an older Toronto home that's had several rounds of renovations over the years.

One Important Thing to Remember

A permit not showing up doesn’t automatically mean that the renovation was done illegally, and not every type of renovation requires a permit in the first place. There are a lot of older homes in Toronto, and historical records aren’t always as straightforward as newer permit records.

On the flip side, seeing a permit doesn't automatically mean every part of the renovation was completed exactly as approved. That’s why we like to look at the whole picture, the permit history, the actual renovation, the property records and the expertise of your home inspector.  It’s easy to fall for a beautiful renovation, but don’t forget to look at what’s underneath it all.

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