The City of Ottawa requires a demolition permit for: complete demolition of any building, partial demolition that affects structural elements, demolition of a building in a heritage area, and removal of a building that leaves only the foundation. A demolition permit may NOT be required for: interior demolition that doesn't affect structural elements (removing non-load-bearing walls, gutting a kitchen), removing a small accessory structure (shed under a certain size).
The City of Ottawa requires a demolition permit for: complete demolition of any building, partial demolition that affects structural elements, demolition of a building in a heritage area, and removal of a building that leaves only the foundation. A demolition permit may NOT be required for: interior demolition that doesn't affect structural elements (removing non-load-bearing walls, gutting a kitchen), removing a small accessory structure (shed under a certain size), and removing a deck (though this may require notification if replacing with a new structure). Demolition permit fees: $150–$500 for residential demolition. Processing time: 2–4 weeks for standard applications, longer for heritage properties. Before any demolition, hazardous material assessments are required for buildings constructed before 1985. Asbestos, lead paint, and other hazardous materials must be identified and safely removed before demolition.
Buildings constructed before 1985 in Ottawa may contain asbestos (insulation, floor tiles, ceiling tiles, pipe wrap, joint compound), lead paint (on surfaces painted before 1978), PCBs (in older light ballasts), and mercury (in thermostats and switches). Before demolition, a designated substance survey ($500–$1,500) by a qualified environmental consultant is required. The survey identifies all hazardous materials and recommends abatement procedures. Asbestos abatement must be performed by a licensed abatement contractor following Ontario Regulation 278/05. Costs range from $2,000–$15,000 depending on the type and quantity of asbestos. Lead paint remediation costs $1,000–$5,000 depending on scope. Do NOT attempt to remove hazardous materials yourself. Improper handling creates serious health risks and violates environmental regulations. Fines for improper asbestos handling can reach $100,000.
Demolition of heritage-designated properties or buildings within Heritage Conservation Districts requires heritage approval in addition to a demolition permit. The heritage review process can take 2–6 months and may result in denial of the demolition request. Full demolition of a designated heritage property is rarely approved. The City generally requires evidence that the building is beyond economical repair before approving demolition. An independent structural assessment ($2,000–$5,000) may be required. Partial demolition (removing rear additions, interior gutting) is more commonly approved when it preserves the heritage-significant portions of the building. Heritage-compatible replacement plans must be submitted simultaneously. For properties within Heritage Conservation Districts, demolition review considers the impact on the district's overall character, not just the individual property.
Step 1 — Hazardous material survey ($500–$1,500) for pre-1985 buildings. Step 2 — Hazardous material abatement if required ($2,000–$15,000). Step 3 — Utility disconnection: Arrange disconnection of gas (Enbridge), electricity (Hydro Ottawa), water (City of Ottawa), and telecommunications. Allow 2–4 weeks for utility scheduling. Step 4 — Demolition permit application: Submit to the City of Ottawa with site plan, demolition plan, and proof of hazardous material compliance. Step 5 — Demolition: Typically 1–5 days for residential buildings. Include dust control, noise management, and traffic management as required. Step 6 — Site cleanup: Remove all demolition debris, backfill excavations, and grade the site. Demolition waste must be disposed of at approved facilities. Step 7 — Final inspection: City inspects the site to verify completion and compliance with permit conditions.
Full house demolition: $15,000–$35,000 depending on house size, foundation type, and hazardous material presence. Garage demolition: $2,000–$5,000. Partial demolition (addition removal): $3,000–$10,000. Interior demolition (gutting): $2,000–$8,000 depending on scope. Hazardous material abatement: $2,000–$15,000 in addition to demolition costs. These costs typically include: permit fees, demolition labour and equipment, debris hauling and disposal, and basic site cleanup. Additional costs may include: tree protection ($500–$2,000), traffic management ($200–$500/day), dust control measures ($500–$1,500), and foundation removal if not being reused ($5,000–$15,000).
Small accessory structures may not require a permit, but check with the City. If the shed is in a heritage area or attached to the main building, a permit may be required. Utility disconnection may also be needed.
Interior demolition that doesn't affect structural elements (removing non-load-bearing walls, gutting a kitchen) typically doesn't require a demolition permit. However, building permits for the renovation work itself are usually required.
Full house demolition costs $15,000–$35,000 including permit, demolition, debris removal, and basic cleanup. Hazardous material abatement adds $2,000–$15,000 for pre-1985 buildings.
Buildings built before 1985 may contain asbestos. A designated substance survey ($500–$1,500) is required before demolition. Asbestos abatement by a licensed contractor costs $2,000–$15,000. Never disturb suspected asbestos yourself.
Standard applications: 2–4 weeks. Heritage properties: 2–6 months. Allow additional time for hazardous material surveys and utility disconnections before demolition can begin.