In short
- Permit-free in Ottawa: swapping an existing hot water tank, and new kitchen or bath cabinets with the fixtures left where they are.
- Every new single, semi-detached, row and townhome dwelling unit in Ottawa needs backwater valves on the sanitary service lateral.
- Applications go in online through My ServiceOttawa or in person at a Building Code Service counter. Book inspections 48 hours ahead.
- An exempt project must still follow the Ontario Building Code and the Zoning By-law.
The short rule
The City of Ottawa publishes a list of projects exempt from a building permit. Two entries touch plumbing: replacing an existing hot water tank, and replacing kitchen or bathroom cabinets as long as the plumbing fixtures stay in the same location. Damp proofing of existing basements, air conditioning units, heat pumps and pool heaters are on the same list. Outside the list, ask.
The City states that the project must still comply with the Ontario Building Code and any applicable law, such as the Zoning By-law. Designated Heritage Buildings and buildings in a Heritage District Overlay fall outside the exemptions, and the City asks those owners to contact a Building Client Service Centre representative.
Jobs that sit near the line
A repair that keeps the pipe in place usually leaves the question simple: Leak repair and Faucet and toilet repair are in that group. A job that adds a fixture, moves a drain, brings a line to a new room or finishes a basement with a bathroom is plumbing that did not exist before. That is where the company checks with the City. For a like-for-like swap of a water heater, see Water heater. A switch of fuel type or a new vent route goes beyond what the list names, so ask.
Backwater valves
For new homes the rule is fixed. All new single, semi-detached, row house and townhome dwelling units in Ottawa require backwater valves on sanitary service laterals. The City traces the rule to basement backups from surcharged sewers in heavy rain, and a study that Council requested.
For an older house, the City runs the Residential Protective Plumbing program, which provides financial assistance for devices such as sump pumps and storm and sanitary backwater valves. The guide to that program is on Backwater valve subsidy, and the valve itself is on Backwater valve.
How to apply
Online submissions run through the Building, Planning and Land Development portal in My ServiceOttawa. The City no longer accepts applications by email. In person, three counters are open weekdays from 8:30 to 4:30 by appointment or walk-in: Ben Franklin Place (101 Centrepointe Drive), City Hall (110 Laurier Avenue West) and Orléans (255 Centrum Boulevard). Three rural counters open one day a week from 8:30 to 4, with no appointment: Metcalfe (8243 Victoria Street, Tuesday), West Carleton (5670 Carp Road, Wednesday) and North Gower (2155 Roger Stevens Drive, Thursday).
A homeowner can take design responsibility for a house or a garage or shed that serves it. The City explains how to complete that part of the form. The permit questions line is 613-580-2424, extension 29312, or buildingpermits@ottawa.ca.
Inspections
At key stages the work is inspected for Building Code compliance, and the permit plans and specifications must be on site. The City advises booking inspections 48 hours in advance. Missing a required inspection can mean uncovering the work or other orders. The inspector’s name and phone number appear on the permit.
Who does what
The company that calls you says whether it files the permit and whether the fee sits in the quote. The person who does the plumbing should appear on the Ontario register; see Checking a plumber’s licence. Get the permit number and the inspection date in writing.
Who you are dealing with
Permits sit between you, the City and the plumber; the desk files nothing. Your request goes to one independent local plumbing company, and on the call you settle with it who applies, who pays the fee and who meets the inspector.
Questions to ask the company
- Does this job need a City of Ottawa permit, and who files it, you or me?
- Is the permit fee in your quote, and when is it due?
- Who books the inspection, and who needs to be home for it?
- If the inspector asks for a change, who pays for the correction?
- Will I receive a copy of the permit and the inspection result?
Have this ready for the call
- The full civic address and the year the house was built
- A short description of the job: replace in the same spot, add, move or remove
- Photos of the existing fixtures, pipes and the area to be worked on
- Whether the building is a Designated Heritage Building or in a Heritage District Overlay
- A My ServiceOttawa account, if you plan to file the permit yourself
Questions people ask
Does replacing a hot water tank need a permit in Ottawa?
A straight swap of the existing tank is on the City’s permit-free list, and the Ontario Building Code still applies to it. A gas tank also falls under the gas rules, so the person connecting it needs the gas certificate. Switching fuel or moving the tank is a different job.
Do I need a permit to put in a new bathroom?
New plumbing for a bathroom, such as adding a toilet, sink or drain, goes beyond a like-for-like swap, and the City’s exempt list covers fixtures that stay in the same place. Ask the company to confirm with the City. The Building Code Client Service Centre or 3-1-1 answers scope questions.
Are backwater valves required on a new house in Ottawa?
Yes. The City says all new single, semi-detached, row house and townhome dwelling units require backwater valves on sanitary service laterals (sanitary building drains). The rule followed basement backups after heavy rain and a study of storm and sanitary service valves that Council requested.
Where do I take a permit application in person?
The City names three counters open weekdays 8:30 to 4:30: Ben Franklin Place at 101 Centrepointe Drive, City Hall at 110 Laurier Avenue West and Orléans at 255 Centrum Boulevard. Metcalfe, West Carleton and North Gower counters open one day a week.
Can I apply for the permit online?
Yes. The City accepts applications through the Building, Planning and Land Development portal in My ServiceOttawa. Applications by email are no longer accepted. You need a My ServiceOttawa account and registration with the portal before you can submit.
How do inspections work?
At key stages your work must be inspected for Building Code compliance, with the permit plans and specifications on site. Book inspections 48 hours in advance. Skipping one can mean uncovering the work. The inspector’s name and phone number are printed on the permit.
How do I pay the permit fee?
The City’s page says the only methods of payment for Building Code Services applications and permits are cheque or Interac. A fee schedule opens from the same page. Ask the company whether the fee sits in the quote or is billed to you separately.
