Quick Answer: Detached garages over 10 m² (107 sq ft) need a building permit — $214.79 flat fee, eligible for Express Services (3-day review). Attached garages always need a permit regardless of size and go through the slower House Stream (10-business-day review). Detached garages 10 m² or under with no plumbing are exempt.
Garage Permit Rules in Toronto
The rules are different for detached vs. attached garages. Here's the breakdown from the City of Toronto:
Detached Garage
| Scenario | Permit Required? |
|---|---|
| Over 10 m² (107 sq ft) | Yes — $214.79 flat |
| 10 m² or under, no plumbing | No |
| Any size with plumbing | Yes |
Attached Garage
| Scenario | Permit Required? |
|---|---|
| Any attached garage | Always yes |
Why the difference? Attached garages connect to your house, which triggers fire separation requirements, structural considerations, and building envelope integrity — all of which need to be reviewed and inspected.
Check your garage permit requirements
Garage Permit Fees (2026)
| Item | 2026 Fee |
|---|---|
| Detached garage / accessory structure | $214.79 flat |
| Attached garage (treated as addition) | $18.56/m² |
| ZAP Certificate (attached garage / if required) | $214.79–$644.38 |
| Plumbing (if applicable) | $23.20/fixture + $214.79 piping |
| HVAC (if heating the garage) | $214.79–$270.64 flat |
| Minimum permit fee | $214.79 |
Example Costs
Detached garage (40 m² / 430 sq ft, no plumbing):
- Permit: $214.79
- ZAP (accessory structure): $214.79
- Total: ~$430
Attached garage (30 m² / 320 sq ft):
- Construction: 30 × $18.56 = $556.80
- ZAP Certificate: $644.38
- Total: ~$1,200
Source: City of Toronto 2026 Fee Schedule
Review Timelines: Express vs. House Stream
This is the key distinction:
| Garage Type | Review Stream | Timeline |
|---|---|---|
| Detached garage | Express Services | 3 business days |
| Attached garage | House Stream | 10 business days |
Detached garages qualify for Express Services — submit online, get reviewed in 3 days, have your permit within 1–2 weeks.
Attached garages are treated like home additions and go through the House Stream. Expect 6–12 weeks from submission to permit, especially if a ZAP certificate and engineering are required.
How to Apply for a Garage Permit
For a Detached Garage (Express Services)
Step 1: Verify zoning — check setbacks, lot coverage, and maximum height for accessory structures.
Step 2: Prepare drawings:
- Site plan with garage location, dimensions, and setbacks from all property lines
- Floor plan and elevations
- Foundation details
- Framing and roof structure details
Step 3: Submit online through Toronto's Express Services portal. Include:
- Application to Construct or Demolish (updated February 16, 2026 form)
- Drawings as PDFs
- Owner's Authorization if someone else is applying
Step 4: Receive review within 3 business days. Pay fees and receive permit.
For an Attached Garage (House Stream)
Step 1: Apply for ZAP Certificate ($644.38) — this confirms zoning compliance and is mandatory.
Step 2: Hire professionals:
- Designer or architect for drawings
- Structural engineer for foundation and fire separation details
Step 3: Prepare full submission package:
- Architectural drawings (site plan, floor plans, elevations, sections)
- Structural engineering drawings (P.Eng. stamped)
- Fire separation details (garage-to-house wall must be fire-rated)
- Lot grading plan
Step 4: Submit to House Stream via email to bldapplications@toronto.ca.
Step 5: Review within 10 business days (complete applications only).
PermitEasy handles both detached and attached garage permits
Fire Separation: The Critical Requirement
Whether detached or attached, garages have specific fire separation requirements:
Attached Garages
- The wall between the garage and the house must be a fire-rated assembly (typically 45-minute fire resistance rating)
- The door between garage and house must be fire-rated and self-closing
- No openings allowed in the fire separation except rated doors
- Ceiling must also be fire-rated if there are habitable rooms above
Detached Garages
- Must maintain minimum spatial separation from the house and property lines
- If too close to property lines, exterior walls may need to be fire-rated
These requirements exist because garages contain flammable materials (vehicles, fuel, chemicals). Fire separation protects your family and your neighbours.
Common Mistakes to Avoid
1. Treating an attached garage like a detached one. Attached garages require House Stream review, a ZAP certificate, fire separation details, and engineering. Don't submit through Express — it will be rejected.
2. Ignoring fire separation requirements. The garage-to-house wall is one of the most inspected elements. Skipping fire-rated drywall, using a non-rated door, or leaving gaps in the fire barrier will fail inspection.
3. Exceeding lot coverage. A garage adds significant lot coverage. Combined with your house, deck, shed, and other structures, you might exceed the zoning limit. Check before you design.
4. Setback violations. Detached garages must maintain setbacks from all property lines. Side and rear setbacks are particularly tight in Toronto's older neighbourhoods.
5. Building without a permit. The 50% surcharge applies, plus potential stop-work orders, tear-down orders, insurance issues, and provincial fines up to $50,000.
6. Converting a garage to living space without a permit. This is extremely common — and always requires a permit. It changes the building's use, triggers fire code requirements, and affects your home's legal dwelling status.
Converting a Garage to Living Space
Thinking about turning your garage into a bedroom, office, or rental unit? You absolutely need a permit:
- Change of use permit ($297.41 minimum)
- Must meet all Ontario Building Code requirements for habitable space (insulation, egress windows, ceiling height, fire separation)
- Zoning may restrict this — you might need a parking variance
- If creating a dwelling unit, additional requirements apply (see our basement renovation guide for secondary suite rules)
FAQ
Do I need a permit for a detached garage in Toronto?
Yes if it's over 10 m² (107 sq ft). The permit costs $214.79 flat and qualifies for Express Services (3-day review). Garages 10 m² or under with no plumbing are exempt.
How much does a garage permit cost in Toronto?
Detached garages: $214.79 flat. Attached garages: $18.56/m² (same as an addition) plus a ZAP certificate ($644.38). A typical attached garage runs about $1,200 in City fees.
What's the difference between a detached and attached garage permit?
Detached garages go through Express Services (3-day review, $214.79 flat). Attached garages go through the House Stream (10-day review, $18.56/m² + ZAP certificate). Attached garages are treated like home additions.
Can I build a garage on my property line?
No. Zoning bylaws require minimum setbacks from all property lines for accessory structures. The exact distances depend on your zone. Building on or too close to the property line will be flagged.
Do I need a permit to demolish a garage?
Yes. Demolition of any structure requires a building permit under the Ontario Building Code Act. This includes detached garages.
Ready to Build Your Garage?
Check if you need a permit in under 2 minutes, or let PermitEasy handle your garage permit application — we'll navigate Express Services or House Stream on your behalf.
Related guides: Shed Permits · Home Addition Permits · Deck Permits
All fees current as of January 1, 2026. Source: City of Toronto Express Building Permits and Building Permit Fees.