Condo Renovation Rules in Toronto: What Owners Need to Know

# Condo Renovation Rules in Toronto: What Owners Need to Know

Renovating a condominium in Toronto is fundamentally different from renovating a detached house. When you own a condo, you share a building with dozens or hundreds of other residents, and every renovation you undertake has the potential to affect your neighbours, common elements, and the building's structural integrity. Understanding the rules before you begin is not optional — it is essential to avoid fines, work stoppages, and legal disputes with your condominium corporation.

This guide explains the regulatory framework governing condo renovations in Toronto, outlines the approval process, and provides practical advice to help your project run smoothly within the rules.

## Understanding What You Own: The Ontario Condominium Act

The Condominium Act, 1998 (Ontario) governs all condominium corporations in the province. One of the most fundamental concepts in this legislation is the distinction between your unit and the common elements.

### Your Unit

Your unit is the private space you own. It typically includes the interior surfaces of your walls, your flooring, fixtures, and everything contained within the boundaries of your unit as defined in your condominium's declaration. However, the declaration's definition of a "unit" varies from building to building. In some condominiums, you own everything inside the drywall. In others, the drywall itself is a common element.

### Common Elements

Common elements are everything outside your unit that is shared by all owners. This includes:

- Building structure (concrete walls, floors, ceilings, columns)

- Mechanical systems (HVAC ducts, plumbing stacks, electrical risers)

- Hallways, lobbies, elevators, parking garages

- Exterior walls, windows, and balconies (in most cases)

- Roof, foundation, and building envelope

### Standard Unit Definition

Most condominium corporations in Toronto have a Standard Unit Bylaw (or Standard Unit Description) that defines the standard finishes of a unit at the time of registration. This document specifies the "baseline" finishes — the type of flooring, wall finish, fixtures, and other components that constitute a standard unit. Any improvements you make beyond this standard are your responsibility to maintain and insure.

Reading your Standard Unit Bylaw is an essential first step before planning any renovation. It tells you exactly what you can change without affecting common elements or requiring special approvals.

## Types of Renovations and Approval Levels

Not all renovations require the same level of approval. The following framework applies to most Toronto condominium corporations, though specific rules vary by building. Always check your corporation's declaration, bylaws, and rules before proceeding.

### No Approval Typically Needed

These renovations affect only the interior finishes of your unit and do not touch common elements, structure, or mechanical systems:

- **Painting** walls and ceilings within your unit

- **Replacing light fixtures** (using existing electrical boxes, no new wiring)

- **Swapping hardware** on cabinets and doors

- **Installing new window coverings** (blinds, curtains)

- **Replacing countertops** within existing footprint

- **Updating bathroom accessories** (towel bars, mirrors, toilet paper holders)

Even for these minor updates, many buildings require you to follow construction hours and building access rules.

### Board Notification Required

These renovations are more involved but remain within the existing layout and systems of your unit. Most buildings require written notification to the property manager or board before work begins:

- **Kitchen renovations** within the existing footprint (new cabinets, countertops, backsplash, appliances)

- **Bathroom updates** that do not relocate plumbing (new tile, vanity, toilet in existing positions)

- **New flooring throughout the unit** (subject to sound transmission requirements)

- **Appliance replacements** (including dishwasher, range, washer/dryer in existing connections)

- **Interior door replacements**

- **Closet modifications** (built-ins, organizers)

### Full Board Approval Required

These renovations affect common elements, structural components, mechanical systems, or have the potential to impact other units. Full written approval from the board of directors is mandatory before any work begins:

- **Structural changes** — Removing or modifying any wall that may be load-bearing

- **Plumbing modifications** — Moving drains, supply lines, or adding new plumbing fixtures

- **HVAC modifications** — Changing or upgrading in-suite HVAC equipment, ductwork, or thermostats connected to building systems

- **Electrical modifications** — Adding circuits, upgrading panel, running new wiring

- **Window replacement** — Windows are almost always a common element, even though they serve your unit

- **Balcony modifications** — Enclosures, flooring changes, or any structural attachments

- **In-suite laundry installation** — Adding washer/dryer where none existed requires plumbing, electrical, and venting modifications

- **Combining or splitting units** — Requires declaration amendment, which is a major legal process

- **Suite entrance door replacement** — The door is typically a common element

## Common Rules Across Toronto Condominiums

While every building has its own specific rules, the following are standard across most Toronto condominium corporations.

### Construction Hours

| Day | Typical Allowed Hours |

|-----|----------------------|

| Monday to Friday | 9:00 AM to 5:00 PM |

| Saturday | Often prohibited; some buildings allow 10:00 AM to 4:00 PM |

| Sunday and Statutory Holidays | No construction permitted |

These hours are strictly enforced. Violations can result in fines, work stoppages, and strained relationships with your neighbours and management. Plan your renovation timeline around these limited work hours — a project that would take four weeks in a house may take six to eight weeks in a condo simply due to restricted working hours.

### Elevator Booking

All material deliveries and debris removal must be coordinated through the property management office. This typically involves:

- **Booking a service elevator** in advance (often one to two weeks' notice required)

- **Time slots** are usually limited to specific hours (e.g., 9:00 AM to 12:00 PM)

- **Elevator protection** — Padding must be installed in the elevator before moving materials. The condo corporation may require the contractor to use their approved padding or provide a refundable deposit

- **No use of passenger elevators** for construction materials

Failure to book elevator time can halt your project. If materials arrive without a confirmed elevator booking, they may be turned away at the loading dock.

### Contractor Insurance Requirements

Most Toronto condominium corporations require contractors to carry:

- **Commercial general liability insurance** — Minimum $2 million, often $5 million for larger projects

- **The condominium corporation must be named as an additional insured** on the policy

- **WSIB (Workplace Safety and Insurance Board) clearance certificate** — Proof that the contractor's workers are covered

Your property manager will require copies of these documents before your contractor is allowed to begin work. Obtain these certificates well in advance — some contractors need a few days to have their insurance company issue the additional insured endorsement naming your specific condominium corporation.

### City of Toronto Noise Bylaw

Beyond your condo corporation's rules, the City of Toronto's Noise Bylaw (Municipal Code Chapter 591) sets legal limits on construction noise. Key provisions include:

- Construction noise from equipment is generally prohibited between 7:00 PM and 7:00 AM on weekdays and all day on Sundays and statutory holidays

- Persistent noise that disturbs the quiet enjoyment of neighbouring units can result in bylaw complaints and fines

- Your condo's rules may be more restrictive than the city bylaw — the stricter standard applies

### Flooring Restrictions

Sound transmission between units is a significant concern in condominium buildings. Most Toronto condos have strict flooring requirements:

- **STC (Sound Transmission Class)** rating of 50 to 55 or higher for airborne sound

- **IIC (Impact Insulation Class)** rating of 50 to 55 or higher for impact sound (footsteps, dropped objects)

- **Underlayment requirements** — Specific acoustic underlayment products may be mandated

- **Hardwood and laminate restrictions** — Some buildings prohibit hard-surface flooring entirely in living areas above ground-floor units, or require premium acoustic underlayment systems that add $3 to $8 per square foot to the flooring cost

- **Carpet requirements** — Some older condos still require carpet in bedrooms and living areas

Before purchasing any flooring material, obtain your building's specific STC/IIC requirements and approved underlayment products in writing from property management.

### Damage Deposits

Most condominium corporations require a refundable damage deposit before renovation work begins:

- **Typical range:** $1,000 to $5,000 depending on the scope of work

- The deposit covers potential damage to common elements (hallways, elevators, lobby)

- Deposits are refunded after a post-renovation inspection confirms no damage occurred

- Some buildings also charge a non-refundable administrative fee ($200 to $500) to process renovation applications

## Working With Your Property Manager

Your property manager is your primary point of contact for all renovation-related matters. Building a cooperative relationship with property management makes the entire process smoother.

### Before Submitting Your Application

- **Read your declaration, bylaws, and rules** — These documents are available from your property manager or through the condominium corporation's records

- **Request a renovation application package** — Most buildings have a standardized form

- **Meet with the property manager** to discuss your plans informally before submitting a formal application. They can flag potential issues early.

### What Your Application Should Include

- Detailed scope of work (written description of every change planned)

- Architectural or design drawings (for layout changes)

- Engineering reports (for structural modifications)

- Contractor information (company name, contact, licence numbers)

- Proof of contractor insurance (liability and WSIB)

- Proposed timeline with start and end dates

- List of trades that will be working in the unit

### During Construction

- Provide your contractor with a copy of the building's rules and construction hours

- Ensure your contractor protects common area hallways with floor covering and wall padding during material transport

- Communicate proactively with property management about any schedule changes

- Respond promptly to any complaints or concerns raised by neighbours or management

## Common Element Modifications

Some renovation projects require modifications to common elements. These are governed by Section 98 of the Condominium Act and require board approval.

### Balcony Enclosures

In many Toronto condominiums, particularly older buildings in neighbourhoods like St. Lawrence Market, CityPlace, and the waterfront, balcony enclosures are a popular modification. However:

- Balconies are common elements in most declarations

- Enclosures require board approval and often a Section 98 agreement

- The unit owner is typically responsible for all costs, maintenance, and insurance

- Building-wide uniformity requirements may dictate the type of enclosure permitted

### In-Suite Laundry

Adding a washer and dryer to a unit that was not originally designed for in-suite laundry involves:

- Plumbing connections (hot and cold supply, drain)

- Electrical connection (240V for dryer, or ventless/condensing unit)

- Venting (external dryer vent through the building envelope — often the most challenging aspect)

- Waterproofing (to protect the unit below in case of a leak)

Many newer Toronto condos are pre-plumbed for in-suite laundry. Older buildings that were not designed for this modification may not permit it due to plumbing capacity, venting limitations, or structural concerns.

### HVAC Modifications

In buildings with central heating and cooling systems (such as fan coil units connected to a building-wide chilled/heated water loop), modifications are particularly sensitive:

- Changing the fan coil unit typically requires board approval

- Adding supplementary heating or cooling (e.g., a mini-split heat pump) may require approval

- Thermostat upgrades must be compatible with the building's central system

## What Happens If You Renovate Without Approval

Proceeding with a renovation without required approvals from your condominium corporation can have serious consequences:

- **Stop-work order** — The board can demand that all work cease immediately

- **Fines** — Your condo corporation's declaration may authorize fines for bylaw violations

- **Remediation at your cost** — The board can require you to undo unauthorized work and restore the unit to its previous condition, at your expense

- **Legal action** — The corporation can apply to the courts to enforce compliance, with legal costs potentially charged back to you

- **Insurance issues** — Unauthorized modifications may void your unit insurance coverage for related claims

- **Sale complications** — Unauthorized renovations can surface during the status certificate review when you sell, potentially delaying or derailing the transaction

The risks far outweigh the inconvenience of following the approval process. Always obtain written approval before beginning work.

## Timeline: Plan for Approvals Before Construction

One of the most common mistakes condo owners make is underestimating the time required for approvals. Plan for the following timeline before any construction activity begins:

| Step | Typical Duration |

|------|-----------------|

| Gather documents (declaration, bylaws, standard unit definition) | 1 to 2 weeks |

| Prepare renovation application with drawings and contractor details | 1 to 2 weeks |

| Property manager review and feedback | 1 to 2 weeks |

| Board of directors review and approval | 2 to 4 weeks (depends on meeting schedule) |

| Obtain contractor insurance certificates naming condo corporation | 1 to 2 weeks |

| Pay damage deposit and administrative fees | 1 week |

| City of Toronto building permit (if required) | 2 to 4 weeks |

| **Total pre-construction timeline** | **4 to 8 weeks** |

If your condo board meets monthly, a missed meeting deadline means waiting an additional month for approval. Submit your application as early as possible and confirm the board's meeting schedule.

## City of Toronto Permits for Condo Renovations

In addition to condo board approval, certain renovations require building permits from the City of Toronto. These are the same permits required for any residential renovation:

- **Plumbing permit** — For any modification to the plumbing system

- **Electrical permit** — For new circuits, panel upgrades, or wiring modifications (often pulled by your licensed electrician through ESA — Electrical Safety Authority)

- **Building permit** — For structural changes, layout modifications, or changes to means of egress

Your contractor should obtain the necessary permits. The condo corporation may request copies of permits and inspection reports as part of their documentation requirements.

## Tips for a Smooth Condo Renovation

### Before You Start

- **Budget 15 to 20 percent more than a comparable house renovation** — Condo renovations cost more due to restricted hours, material handling logistics, and additional insurance requirements

- **Choose a contractor experienced with condo renovations** — They understand the approval process, building rules, and logistics of working in a multi-unit environment

- **Communicate with neighbours** — A brief note or conversation with adjacent and upstairs/downstairs neighbours explaining the scope and timeline goes a long way toward maintaining goodwill

### During Construction

- **Protect hallways and common areas** — Lay Masonite or cardboard protection from your unit entrance to the elevator. Tape plastic sheeting over walls in the corridor near your unit.

- **Manage dust** — Seal your unit entrance with a zipper door system to prevent dust from entering the hallway. Use negative air pressure (exhaust fan vented out a window) to keep dust contained within the work area.

- **Minimize noise impact** — Schedule the noisiest work (demolition, drilling, hammering) for mid-morning when neighbours are most likely to be at work

- **Daily cleanup** — Ensure contractors clean the hallway and elevator area at the end of each workday

- **Debris removal** — Book elevator time for debris removal and ensure it goes directly to the building's designated disposal area or into a bin booked through property management

### After Completion

- **Request a post-renovation inspection** from property management to recover your damage deposit

- **Provide as-built drawings** if structural or plumbing changes were made — the condo corporation may require these for their records

- **Update your unit insurance** to reflect the increased value of improvements

- **Keep all receipts, permits, and approvals** in a file for future reference and for the status certificate when you eventually sell

## Condo Renovation Insurance

Standard condo corporation insurance covers the building's common elements and the standard unit finishes. Your personal condo insurance (often called an HO-6 policy in industry terms) covers your unit improvements above the standard unit definition, your personal contents, and your liability.

When renovating:

- **Increase your unit improvement coverage** to reflect the value of your renovation. If you spend $40,000 on a kitchen renovation, ensure your policy covers at least that amount for unit improvements.

- **Verify your deductible** — Many Toronto condo corporations have increased their deductible assessment bylaws. If your renovation causes damage to common elements or other units (e.g., a plumbing leak), you may be responsible for the corporation's deductible, which can be $25,000 to $100,000 in some buildings.

- **Confirm your contractor's coverage** is active and appropriate before work begins

## Final Thoughts

Renovating a condo in Toronto requires more planning, patience, and paperwork than renovating a freehold home. The approval process can feel bureaucratic, but it exists to protect you and every other owner in the building. By understanding the rules, working cooperatively with your condo corporation and property manager, and hiring contractors experienced with condominium projects, you can complete a successful renovation that enhances your living space while respecting the shared environment of your building.

Start with your condominium's declaration and bylaws. Talk to your property manager early. Build the approval timeline into your project plan from the beginning. And above all, never assume that what is permitted in a house is automatically permitted in a condominium. The rules are different, and following them is both a legal obligation and the foundation of a smooth renovation experience.