Shed and detached garage permits

Check if your project needs a permit

You need a permit before you start building, demolishing, or installing any of the following:

• Shed: Greater than 15 square meters (≈ 161 sq ft) or any size with plumbing.
• Detached garage
• Building or structure: Greater than 10 square meters (≈ 108 sq ft) or any size with plumbing.

Connect with the Building team

• Email the Building team to discuss the requirements for your project. They can provide guidance, detailed information, and a list of required materials.
• Contact: Stormwater Engineering at stormwater@london.ca for a copy of the lot grading plan for the area to ensure your project will not affect drainage on your property or neighbouring properties. These are typically available for residential properties built after 1975.

Review zoning regulations

The zoning by-law regulates requirements for all accessory structures such as sheds and detached garages.

• The total lot coverage of all accessory buildings or structures on a lot cannot exceed 10% of the lot area in every residential zone. If you add up the floor area of all the accessory structures on your property, they cannot cover more than 10% of your lot. You need to know your lot dimensions, the "footprint" of your house, the dimensions of all existing and proposed accessory structures, and the coverage that your zone permits when determining the size of a new accessory structure.
• The height of an accessory structure is measured from the average finished grade (ground) to the upper-most point of the building structure, and shall not exceed 4 metres (≈ 13 ft 1½ in) (13.1 feet (≈ 3.99 m)).
• You can increase the height up to 6 metres (≈ 19 ft 8¼ in) (19.7 feet (≈ 6.00 m)) as long as you increase the distance from the property line by the same amount that you increase the height. For example, if you want to build 1.5 metres (≈ 4 ft 11 in) taller (than the permitted 4 metres (≈ 13 ft 1½ in)), then you need to move the building 1.5 metres (≈ 4 ft 11 in) farther from the property line than the minimum.
• Accessory buildings and structures are only permitted in the interior side yard or rear yard, not the front or exterior side yards.
• They can be no closer than 0.6 metres (≈ 1 ft 11⅝ in) (2 feet (≈ 610 mm)) to the side or rear lot lines.
• If the height exceeds 4 metres (≈ 13 ft 1½ in) (13.1 feet (≈ 3.99 m)) the setback from the side and rear lot lines must be increased by the difference in the height above 4 metres (≈ 13 ft 1½ in) (13.1 feet (≈ 3.99 m)), to a maximum of 6 metres (≈ 19 ft 8¼ in) (19.7 feet (≈ 6.00 m)).
• Note: Sheds and other accessory structures less than 10 square metres (≈ 108 sq ft) (108 square feet (≈ 10 m²)) are exempt from the setback requirements. However, no part of the accessory structure can overhang the property line and the structure must be entirely in the rear yard.
• Along with sheds, detached garages, shops, cabanas, pool houses, and "without limiting the generality of the foregoing, a heat pump, air exchanger, air conditioner or a swimming pool - either above or below ground - are structures" according to the by-law.
• As many as you want, provided that you don't cover more than 10% of your lot with accessory structures, nor exceed the overall coverage as described by your zone.
• No. The zoning by-law Z.-1 restricts home based businesses from using accessory structures for any part of the business, including storage.

Understand costs and timelines

Make sure you know how much a building permit will cost and how long it will take to get it.

• When you apply for a permit, you'll pay a deposit. This deposit will go towards your total permit cost. The City will calculate the final amount once your permit is ready to be issued.
• Minimum permit fee: The minimum fee is $260.37
• Additional fees: You may need to pay extra fees, like development charges or additional permit fees, before your permit is finalized.
• Fee details: For more information on fees for different types of projects, check the Building B-7 By-law.
• Permits for decks, sheds, and detached garages servicing houses: 10 Business Days
• These provincially mandated timeframes begin once an application is deemed complete.

Prepare your documents0 of 10

You'll need different forms, drawings, and documents based on your project type.

• Site plan6A site plan is a detailed drawing showing the layout and arrangement of buildings and other features on a property. It’s needed for large projects, any additions, and small residential structures. Key elements might include:
• Architectural drawings4Architectural drawings are detailed illustrations that show the design, layout, and construction details of a building or structure. They provide crucial information to builders, contractors, and engineers, detailing how a structure should be built. These drawings typically include:

You need an account to see these 10 items.It’s free. Use Sign in at the top of the page to create one, then tick the items off on any device and print them as a checklist.

Complete the forms2Download the set2 forms

• Authorization Letter - Property Owner Confirmation DeclarationIf you’re applying for a permit and aren’t the property owner, you must provide a letter from the owner authorizing you as their agent.Form
• Schedule 1 Designer informationFor projects under Part 9 of the Ontario Building Code where no architect or engineer is responsible, this form details who reviews and takes responsibility for design activities.Form2 editions

Prepare your files

• While homeowners may submit their own plans, the drawings must clearly show all necessary details, including materials, sizes, spans, and dimensions, to meet the minimum code requirements. It is recommended to use a professional designer, as this can often result in faster approval times.
• For small structures (like single and semi-detached houses, sheds, and garages) designed under Part 9 of the Ontario Building Code, a qualified designer with a BCIN (Building Code Identification Number) certification, or an engineer or architect licensed in Ontario can prepare the drawings.
• File format: Save all files as PDF. Secure or protected PDFs will not be accepted.
• Color and orientation: Use greyscale and landscape orientation.
• Individual files: Upload each drawing type as a separate file.

Check for additional approvals

Depending on your project and property location, you may need extra approvals before you can get your building permit. Here are some common ones:

• Conservation authority approval: If your property is regulated by a conservation authority, like the Upper Thames River Conservation Authority, you'll need their approval.
• Heritage approval: If your property is a listed or designated heritage site, you’ll need heritage approval.
• Ontario Ministry of Transportation approval: For properties in MTO-controlled areas, you’ll need approval from the Ontario Ministry of Transportation.
• Site plan approval: If your property is in a site plan control area, you’ll need site plan approval. For details, email plandev@london.ca.
• Tree removal permit: If you plan to remove or damage trees on public or private property, you might need a tree removal permit.
• Committee of adjustment approval: If your project doesn’t meet current zoning by-law requirements, you might need approval from the Committee of Adjustment.

Submit your application

Follow these simple steps to apply online through our Development & Business Portal.

• Create an account: Set up an account to access our online Development and Business Portal. This will allow you to manage your application and track its progress.
• Submit your application: Log in to the Development and Business Portal and click the “Add New Permit” button to begin your application. Follow the steps to enter the required information, download the necessary documents, and pay the applicable fee.