Check Before You Build | Pentest Site

Find out how to use our services if you’re looking to develop, relocate or construct in Thunder Bay. On this page you can:

Find out if you need planning and building services
Check zoning rules and property info
Check if you qualify for improvement grants
Start a planning application
Find out if you need a building permit
Check if you need other approvals
Consult the Urban Design Guidelines
Download the ‘Before You Build’ guide
Watch ‘Before You Build’ videos

Find out if you need planning and building services

Building and Planning Services help guide and oversee all development applications in the City of Thunder Bay. Planning typically deals with what can be located in certain areas, while Building reviews and approves the design and construction. Building and Planning will be involved in projects like:

Changing a land use
Getting a minor variance or lot severance
Building something that requires a permit
Renovations on a single-family home, or property you own

Planning pre-consultations and a variety of building permit application types are now available online. Check our Property and Permits portal to see if you can submit your application online, or contact Planning Services at 807-625-2216 or Building Services at 807-625-2574.

Check zoning rules and property info

Before you start planning your project, you should confirm that what you want to do is allowed. Land use planning lets us manage land and resources over the long term to address important social, economic, and environmental concerns. It balances the interests of individual property owners with the wider needs and objectives of our community.

Visit our Zoning and Property Information page for more details.

Check if you qualify for improvement grants

The North Core, South Core, and Westfort Business Area are designated as CIP project areas. Projects include converting a second floor to a home or office, converting a main floor from residential to a commercial use, improving the façade of a building, or a rebate on Planning Application and Building Permit fees.

Visit our Downtown & Core Area Improvement page for more information.

Start a planning application

Planning applications can be complex and technical—but they don’t have to be overwhelming. By starting with a pre-consultation, you gain direct access to planning experts who can help you make sure that your application is accurate, complete, and on the right track from day one.

Your proposal will be shared with relevant City departments and public agencies early in the process, giving you valuable insight and feedback before you officially submit. This proactive approach can save time, reduce costly revisions, and increase your chances of success.

Once the review is complete, you will meet with Planning Services to go over your project in detail. You'll receive professional feedback on your application’s potential and clear guidance on the next steps needed to move forward with confidence.

We strongly recommend pre-consultation before applying for:

Zoning By-law and/or Official Plan amendment
Draft Plan of Subdivision or Condominium
Consent to Sever
Site Plan Approval or Amendment

Minor variance
Permission to enlarge or change a legal non-conforming use

Visit our Request Planning Pre-consultation page to get started.

Find out if you need a building permit

You need a building permit for

All new buildings greater than 10 m² (other than shed) or any size with plumbing
Addition to an existing building (including balconies, canopies, mezzanine, loading dock and covered porch)
Basement finishing, Additional Dwelling Unit or secondary unit (including basements)
Backflow prevention – valve or preventer
Change of use
Deck more than 600 mm in height
Detached Garage
Gazebo greater than 10 m²
Shed greater than 15 m² or any size with plumbing
Alteration to a different size or addition of new openings (doors and windows)
Building Systems – Roof replacement, Fire alarm system (including Maglocks), Plumbing only (including site servicing, plumbing drainage, removal, relocation and addition of plumbing fixtures), HVAC only (including commercial kitchen exhaust, Rooftop HVAC replacement), Sprinkler only
Fire damage repair
Interior alterations
Exterior building alterations – new cladding, roof extensions or alterations, addition or alteration of dormers, skylights, solar panels
Temporary Tents greater than 60 m² (total area for a group of tents or area of a single tent)
Demountable stages and structures
Greenhouses
Parking structures
Underpinning, shoring and excavation
Solid fuel burning fireplace or gas fireplace
Communication, transmission tower or antenna greater than 16.6 m in height
Satellite dish attached to a building with an area equal to or greater than 5m²
Spray booths
Pool fence
Free standing sign greater than 7.5 m (24’-8”) in height, or attached to a building
Retaining wall greater than 1 m adjacent to public property, access to a building or private property to which public has access.

Permit is not required for

Deck less than 600 mm (2’) in height
Gazebo (10 m² or less)
15 m² shed without plumbing used for storage purposes only
Landscaping
Fence
New parking lots or expansion of parking lots
Retaining wall less than 1m or on private property
Concrete pad
Roof re-shingling
Eavestrough
Replacement of exterior siding
Basement dampproofing
Replacement of interior finishes (including painting, floor finishes, changing wallpaper)
Replacement of openings of the same size and type (doors and windows)
Millwork or furniture

Visit our Apply for a Building Permit page for detailed requirements on each permit type.

Check if you need other approvals

A number of other approvals may be required before Building Services can issue your permit. Staff can help you determine if there are other external agencies that may have an interest in your project. These include:

Ministry of Transportation
Lakehead Region Conservation Authority
Heritage Advisory Committee
Ministry of the Environment, Conservation and Parks
Other public agencies

Consult Urban Design Guidelines

Urban design is both visual and practical. The vision for Thunder Bay is a city that is attractive, accessible, walkable, and resilient. To achieve this, we use urban design best practices. The City of Thunder Bay has two documents that guide the design of private and public lands. These are the Urban Design Guidelines and the Image Route Guidelines.

Some projects may require the use of the Urban Design Guidelines, and dependent on location, could require the use of the Image Route Guidelines.

Visit our Urban Design Guidelines page for more guidance.

Download the ‘Before You Build’ guide

The Before You Build Guide is your guide to planning and permitting for your home or small business project. In the guide, you will find helpful links and information to:

Build a Deck
Build a Garage or Shed (Accessory Building)
Relocate a Business
Sever a Lot
Build a New Home

Download the Before You Build Guide

Watch ‘Before You Build’ videos

The Before You Build video series covers a number of common development projects in the City of Thunder Bay. This includes information on how to:

Use the Guide
Build a Deck
Build an Accessory Building (garage, shed, etc.)
Sever a Lot
Add a dwelling unit