How to Get a Building Permit for a Basement Apartment in Markham — The Complete 2026 ePLAN Guide

Before You Touch ePLAN — The Mandatory First Step

The single most common mistake Markham homeowners make when pursuing a basement apartment permit is beginning the design and drawing process before confirming their property is eligible. In Markham, basement apartments are not permitted everywhere by right.

This phone call is free. The information you receive determines whether you proceed to the ePLAN process or whether a different path — such as a Committee of Adjustment application — is required first. Do not skip it.

Step 1 — Confirm Your Permit Type

Your permit type for a basement apartment is a Housing Permit. Housing refers to detached houses, semi-detached houses, or townhouses containing not more than two dwelling units. A basement apartment conversion falls under interior alterations to an existing single-family home.

If your project includes plumbing only as a standalone component, a separate plumbing permit may also be required. Confirm this when you call Building Standards.

Step 2 — Assemble Your Drawing Package

This is where most applications fail — not because the project is not approvable, but because the drawings are incomplete, incorrectly formatted, or missing required information. Markham's ePLAN system has mandatory Submission Standards that all uploaded files must comply with.

Step 3 — Create Your ePLAN Account and Submit

All applications for building permits must be submitted using ePLAN. Paper applications are no longer accepted. Navigate to markham.ca and access the ePLAN portal. Create your account using your email address and set a secure password.

A non-refundable Pre-Application Fee of $100 must be paid before drawings can be uploaded. Pay this fee by credit card through the ePLAN portal before proceeding.

Step 4 — The Pre-Screen Review

After uploading your drawings, Markham Building Standards staff conduct a Pre-Screen review. This is an administrative check to confirm that your submission complies with the Submission Standards in terms of file format, file naming, required documents present, and basic completeness.

Once the submission passes the Pre-Screen Review, it becomes a permit application. The date of application is the date that Pre-Screen is approved. This date matters — it starts the City's statutory review clock.

Step 5 — Application Assessment and Fee Payment

Building permit fees must be paid in full within 2 business days, or the submission will be deemed incomplete. Permit fees for a secondary suite renovation are based on the construction value of the project. For a typical Markham basement apartment renovation costing $80,000 to $120,000, permit fees typically range from $1,200 to $2,500.

Step 6 — Plans Examination Review

Once all outstanding building permit fees are paid in full, the project will be sent to the plans examiners for their review. It can take anywhere from 10 to 40 days to get your building permit.

For complete housing permit applications, the City's target review timeline for the first review cycle is 10 business days. Simple secondary suite applications with clean submissions typically clear the first review cycle in two to three weeks. If the plans examiner identifies deficiencies, you must address every identified deficiency and resubmit all revised drawings through ePLAN.

Step 7 — Permit Issuance and Construction

Once all deficiencies are resolved and the plans examiner signs off on your application, the building permit is issued. Permits are valid for one year from the date of issue and must be renewed if construction is ongoing beyond that period.

Post your permit in a visible location at your property before construction begins. Ontario law requires it. Book all required inspections through the City at the appropriate construction stages — framing, rough-in plumbing and electrical, insulation, drywall and fire separation, and final inspection.

Step 8 — ESA Electrical Inspection

The Electrical Safety Authority conducts a separate inspection of all electrical work, independent of the City's building permit process. All wiring in the secondary suite must be inspected and certified by the ESA before the suite is registered. Coordinate your ESA inspection alongside the City's inspection schedule.

Step 9 — Fire Inspection and Registration

All two-unit houses must be registered with the City. After construction is complete and all inspections are passed, arrange a fire inspection with Markham Fire and Emergency Services at 905-415-7521.

Once the fire inspection is passed, complete the Two-Unit House Declaration Form and submit it to the City Clerk's Department at 101 Town Centre Boulevard, Markham, Ontario, L3R 9W3, along with the required registration fee. Only after registration is your secondary suite legally operating.

The Timeline Reality — What to Plan For

From initial phone call to permitted, registered, tenant-ready legal basement apartment, the complete process for a Markham secondary suite typically takes four to seven months when everything goes smoothly.

Why Getting This Right Matters for Your Property Value

A legally permitted, registered secondary suite in Markham is a different asset class from an unregistered one. It is insurable, it is income-producing, it adds demonstrated and documentable value to your property's resale, and it protects you from enforcement actions, insurance voids, and the complex landlord-tenant complications that unregistered suites create.

🏆 Michael John Lau — Awards & Recognition