Building a New Home

Some people who are looking to own a home may choose to buy an existing one off the market, while others may want to build a home to suit their individual needs. When looking to build your own home, you can follow the steps below. The Build Thunder Bay One Stop Development Shop web page is also full of great information.

STEP ONE: Prepare

  • Know your zone: Zoning information can tell you what you can build on your property. You can find out your zone by entering your address in Thunder Bay’s online Zoning Map. Each zone has a two-letter code (Ex. UL = Urban Low-Rise), write that down.
  • Define your lot: Once you know your zone, the next step is figuring out lot you plan to build on. There are three common options when it comes to the lot.
  • Existing Vacant Lot: This is an empty lot with no buildings on it. The lot may or may not be serviced with water and sanitary sewer (Urban), or well and septic (Rural).
  • Existing Lot with Existing Structures: You will likely also be required to replace the services into the lot. You may need a building permit to demolish these buildings to build your new house.
  • Create a New Lot: This option is where you have a large existing lot and would like to split it to create a new vacant lot.
  • There is also some general information about your property you’ll want to determine while planning your project.
  • Locate your property lines: If you have an existing lot, the property lines are already defined. The best way to confirm the boundary of your property is by using a survey prepared by an Ontario Land Surveyor. Other ways you can learn about your property lines are:
    • A copy of a survey you may have received when you purchased your property.
    • Requesting a copy of the survey from the City of Thunder Bay by emailing buildtbay@thunderbay.ca (Not all properties will have a survey on file).
  • Be aware of any easements: An easement is an area where someone else has a right to cross or otherwise use your land for a specified purpose. The most common ones are for City or a utility provider to maintain and repair infrastructure above or below ground. Permanent structures can’t be built on any part of an easement – above or below ground.
    • To find out about easements on your property, you can complete an application through provincial OnLand.

STEP TWO: Plan

Now that you know more about the location of your property, and zone, you can start thinking about what you need to do to build.

  • IF you’re building on an existing lot,
    • Identify your front, rear, and side lot lines.
    • The front lot line is the shortest line on a street
    • The rear lot line is the line opposite from your front lot line
    • The side lot lines are any lot lines that connect the front and rear lines
  • Find out if you have an exterior side lot street line.
    • An exterior lot line is any lot line beside a street that isn’t the front lot line.
    • If you have a corner lot, the exterior side lot line is the longer lot line beside the street. Most properties will not have a street beside them.
  • Find your buildable area. The buildable area of your lot is what’s left over after you apply the minimum setback distances from each lot line of your property. These setbacks can be found in “Main Building and Structures” tables in the Zoning By-law for your zone, which is the two-letter code you wrote down earlier (Ex. UL = Urban Low-Rise).
    • If you have an irregular shaped lot (not a square or rectangle), you can contact buildtbay@thunderbay.ca for assistance.

STEP THREE: Consult

Now that you have a better idea of your property, where you can build, and some of the rules around building on that land, you can start to think about the design of your project.

Sometimes, you may need to complete a planning application where your project does not meet zoning requirements or if you need to do a severance to create a new lot. If you’re not sure if you need to do a planning application, email buildtbay@thunderbay.ca to connect to the One Stop Development Shop.

If you do need a planning application, we have a Pre-Consultation process, which is a fee-for-service aimed at helping people ensure their applications are complete, accurate, and on the right track from the start.

STEP FOUR: Hire a Professional, or Do It Yourself

The Ontario Building Code requires that the design of a new home be completed by a registered designer or by a competent property owner.

Once your building design is prepared and finalized, you may either bring your completed package to a registered home builder to assist with the construction planning for your new home, or you may have the knowledge and experience to build yourself. 

STEP FIVE: Apply For a Building Permit

Now that you have your building design and a contractor lined up, it’s time to apply for and obtain a building permit. All forms and documents you need to prepare your building permit application can be found on our One Stop Development Shop building permit page under the “get a residential building permit” section.

Once you have all your permit documentation ready to go, you may create an account through the Property and Permits portal and follow the steps to completing your permit submission, or you may visit us at the One Stop Development Shop and submit your building permit application package in person. The issued building permit package includes instructions on when to call for building inspections at the various construction stages of your new home, including occupancy.

STEP SIX: Apply For a Sewer and Water Service Connection

For lots that are not suitably serviced with sewer and water connections, an application for new connections must be made through the One Stop Development Shop before your building permit can be issued ensuring the properly sized connections are available to your new building and avoiding any costly delays in the process.

STEP SEVEN: Apply For a Entrance (Driveway) Permit

For lots that do not already have a driveway, an application can be submitted to the Engineering Division for a new driveway. This permit must be issued before the building permit can be issued.

Build Thunder Bay - Your One Stop Development Shop
Victoriaville Civic Centre, 2nd floor
111 Syndicate Ave S.
Thunder Bay, ON
P7E 6S4
807-62-BUILD (807-622-8453)
Email Build Thunder Bay
www.BuildThunderBay.ca

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