Bill 23 rules, provincial ARU standards, permit fees and hidden costs for eight Niagara municipalities
Prepared by MarketGem.ca · Research current to September 12, 2026 · Verify before you apply
You ran the numbers in the ADU Yield Calculator. This guide covers what the calculator leaves out: whether your lot qualifies, what the municipality will let you build, what the permit costs, and the charges that catch people after the budget is set.
Read Part 1 once. Then jump to your municipality in Part 2. Part 3 is the cost checklist to take to your contractor.
Everything here is drawn from provincial legislation, municipal bylaws and fee schedules, and is dated. Fees change every January in most Niagara municipalities. Setbacks change when councils amend zoning. Confirm with the building department before you commit money. Phone numbers are in each municipal section.
Three municipalities have zoning text that still lags the province. Lincoln, Thorold and Port Colborne bylaws still say "one additional unit." Provincial law overrides them and permits three units on a serviced urban lot, but you may have to point that out at the counter. Part 2 flags each case.
Since Bill 23 (the More Homes Built Faster Act, 2022), no Niagara municipality can stop you from having three residential units on one urban residential lot. The combinations allowed are:
You do not need a rezoning, a minor variance or a site plan approval to reach three units. You do need a building permit.
Which lots qualify. The lot must be a "parcel of urban residential land": inside a settlement area, zoned to permit residential use, and connected to full municipal water and municipal sewer. A house on a well or septic system is not covered by the as-of-right rule. In that case the local zoning bylaw governs, and some Niagara municipalities still permit ARUs on septic with conditions. Ask before assuming.
No minimum unit size. Municipalities may not impose a minimum floor area on an ARU. The Building Code sets the practical floor.
Parking. The most a municipality can require is one parking space per ARU, and tandem parking (one car behind another in the driveway) counts. St. Catharines requires only half a space.
Owner occupancy. The province removed the ability to require that the owner live on the property. All three units can be rented.
Ontario Regulation 462/24 came into force on November 20, 2024. It sets minimum standards that municipal zoning cannot undercut for lots with up to three units:
| Standard | What the regulation requires |
|---|---|
| Lot coverage | Municipalities must permit at least 45% of the lot covered by buildings, main house and ARU combined |
| Minimum lot area | None may be applied to an ARU |
| Floor space index | No maximum FSI for the lot |
| Angular plane | No angular plane rule may apply to an ARU |
| Building separation | A municipality may not require more than 4.0 m between the ARU and other residential buildings on the lot |
The regulation does not apply where the main building is already a triplex or larger.
What the regulation does not set. Maximum height, maximum floor area of a detached ARU, and rear or side yard setbacks are still decided by each municipality. That is why Part 2 exists. Where a municipal bylaw says "accessory buildings may cover 10% of the lot," the provincial 45% total coverage floor still wins for a lot with an ARU.
Bill 17 (Protect Ontario by Building Faster and Smarter Act, 2025) added a regulation, in force November 24, 2025, that gives an automatic 10% reduction from any required setback on urban residential parcels outside the Greenbelt. Hazard lands, shorelines and rail-adjacent lots are excluded. So a 1.2 m side yard setback in the municipal bylaw is, in practice, 1.08 m for your ARU. This is as of right; no variance application.
Bill 60 (November 2025) expanded that authority to other zoning standards by prescribed percentages, but only for parcels near rail lines or conservation-regulated areas. It rarely helps a typical Niagara lot.
The 2024 Ontario Building Code has applied since January 1, 2025. The requirements that shape most basement suite budgets:
The Development Charges Act exempts ARUs. In practice this means:
The one condition that trips people: the Niagara Region bylaw and most local bylaws remove the exemption if the new unit's floor area is larger than the existing unit. A 1,200 ft² garden suite behind a 1,000 ft² bungalow can lose the exemption. Keep the ARU smaller than the main house.
For scale, the 2026 Niagara Region development charge on a new single detached house is $32,129, and lower-tier charges run from $11,588 in Welland to $37,362 in Niagara Falls. The exemption is the single largest reason ADU economics work in Niagara.
The exemption is statutory. It applies whether or not the municipality's own website mentions it. If a permit clerk quotes you a development charge on an ARU, ask them to cite the exemption in section 2(3.1) of the Development Charges Act.
Each section gives the zoning envelope for a detached unit, the permit fee formula, worked fee estimates, other charges, incentives, and who to call. Worked estimates use the same three project sizes throughout so you can compare towns:
| Project | Size used |
|---|---|
| Basement suite | 800 ft² (74 m²) interior conversion |
| Garage conversion | 450 ft² (42 m²) |
| Detached garden suite | 750 ft² (70 m²) new build |
Worked estimates are permit fees only. They exclude deposits, Region charges, and professional drawings.
Zoning. Comprehensive Zoning By-law 2017-117, updated by housekeeping By-law 2024-99 effective October 1, 2024. Up to two additional dwelling units with a detached, semi, two-unit or townhouse dwelling. One may be detached, in which case the main house may hold only one ADU. Permitted in RL1, RL2 and RM zones, not RH.
| Detached ADU envelope | Rule |
|---|---|
| Height | 6.0 m max |
| Rear and side setback | 0.9 m (0.81 m with the 2025 provincial 10% relief) |
| Location | Interior side or rear yard only |
| Floor area | No fixed cap; all accessory buildings limited to 10% of lot coverage in the bylaw, overridden upward by the provincial 45% total-coverage floor |
| Parking | Per Section 6 of the bylaw; the province caps it at one space per ADU |
Welland has no dedicated ARU webpage. Its "Apartments in Houses" page is out of date and still says garden suites are not permitted. Ignore it and rely on the bylaw.
Permit fees. Building fee schedule under By-law 2020-140 (confirm the current year with the Building Division; the 2026 fees-and-charges PDF was not reachable at time of research).
| Fee line | Rate |
|---|---|
| Minimum fee | $199 |
| Accessory dwelling unit | $0.55 / ft² |
| Alterations and renovations | $0.76 / ft² |
| New Group C residential | $1.74 / ft² |
| Deposit, alterations or accessory | $250 |
| Deposit, new dwelling | $1,000 |
| Worked estimate | Permit fee |
|---|---|
| 800 ft² basement suite | $440 |
| 450 ft² garage conversion | $342 (at the alterations rate; no garage-conversion line exists) |
| 750 ft² detached garden suite | $1,305 |
Welland has the cheapest ADU permit line in Niagara.
Other charges. City development charge on a new house is $11,588 in 2026 but DC By-law 2022-163 explicitly exempts one or two additional units in an existing house and lists detached accessory dwelling units as exempt. Parkland By-law 2022-149 exempts ADUs. No two-unit registration requirement was found.
Incentives. No ADU grant. The Downtown and Health & Wellness CIP offers $15 per ft² up to $15,000 per unit, but only inside the CIP boundary and aimed at multi-unit conversions.
Timelines. None published beyond the Building Code maximum (10 business days for a house).
Contact. Building Division 905-735-1700 ext. 2251 or 2257, devserv@welland.ca. Apply online through the CityView portal linked from welland.ca under Permits and Licences.
Zoning. Zoning By-law 2013-283, section 2.2.1, amended by By-law 2024-032 in April 2024. Up to two additional dwelling units with a detached, semi or townhouse dwelling. Each ADU is capped at 80 m² (861 ft²) of floor area.
| Detached ADU envelope | Rule |
|---|---|
| Height | 4.5 m to the walls, 6 m to the peak |
| Rear and interior side setback | 1.2 m (1.08 m with provincial relief); 3 m in private-road developments |
| Separation from other buildings | 3 m |
| Floor area | 80 m² max |
| Openings | No windows or doors above 4.5 m facing a side or rear lot line |
| Location | Not in the front or exterior side yard |
| Parking | 0.5 space per ADU, the lowest in Niagara |
The 80 m² cap is the tightest floor-area limit in the region. If you want a two-bedroom garden suite, design to it from the start.
St. Catharines also offers pre-approved detached ADU designs from 37 to 80 m² that shorten plan review. Search "pre-approved detached accessory dwelling unit designs" on stcatharines.ca.
Permit fees. Rates and Fees By-law 2023-137, 2026 column.
| Fee line | Rate |
|---|---|
| Minimum fee | $185.80 |
| Accessory dwelling unit | $1.64 / ft² |
| Finish basement (non-suite) | $1.59 / ft² |
| New single, semi, row | $1.78 / ft² |
| Fallback where area method not possible | $12 per $1,000 of construction value |
| Worked estimate | Permit fee |
|---|---|
| 800 ft² basement suite | $1,312 |
| 450 ft² garage conversion | $738 |
| 750 ft² detached garden suite | $1,230 |
Other charges. City development charge on a new house is $14,007 in 2026. The City's DC pamphlet exempts one or two additional units in an existing house and treats detached units the same, provided the ADU is no larger than the smallest existing unit. Parkland dedication applies to residential development generally; an ADU-specific exemption is not stated on the City's page, but the provincial exemption applies. Sidewalk damage deposits may apply. No two-unit registration requirement was found.
Incentives. St. Catharines ran the only real ADU grant in Niagara: 70% of eligible costs up to $40,000 for an interior unit or $80,000 for a detached unit, funded by the federal Housing Accelerator Fund. Council added money in March 2026 and applications reopened April 1, 2026. As of April 16, 2026 the fund was depleted and the program is closed. Watch the Community Improvement Plan page; if it reopens, you must apply within 90 days of permit issuance.
Timelines. None published beyond the Building Code maximum.
Contact. Building 905-688-5600 ext. 1660, building@stcatharines.ca. Apply at build.stcatharines.ca.
Zoning. By-law 79-200, section 4.45, as amended by By-law 2025-019. The City published an ADU Guide in June 2025 and has the clearest rules in the region. Up to two additional dwelling units, three units total, on urban serviced lots and on rural lots with adequate private services. Duplex lots get one.
| Detached ADU envelope | Rule |
|---|---|
| Height | 4.5 m to the walls, 6 m to a pitched roof peak (rural: 5.5 m and 7 m) |
| Rear and interior side setback | 1.2 m plus any road-allowance requirement (1.08 m with provincial relief); corner side 4.5 m |
| Floor area | All accessory buildings combined limited to 93 m² (1,001 ft²), within the zone's lot coverage (R4 zone allows 45%) |
| Openings | None above 4.5 m facing a side or rear lot line |
| Landscaping | Landscape strip required |
| Parking | 1 space per ADU, tandem permitted, no on-street |
| Servicing | Detached ADU must connect through the main house's water and sewer; separate municipal connections are not permitted |
| Use | Cannot be severed; cannot be used as a vacation rental in residential zones; unit must have its own address and sign |
Permit fees. By-law 2025-143 as amended by 2026-016, effective January 1, 2026. Niagara Falls charges by the square metre.
| Fee line | Rate |
|---|---|
| Minimum fee | $243 |
| Interior renovation, finished basement, interior ADU | $10.78 / m² |
| Single, semi, duplex, detached ADU | $18.33 / m² |
| Accessory building (garage, shed) | $7.55 / m² |
| Residential deposit | $1,000 per dwelling |
| Worked estimate | Permit fee |
|---|---|
| 74 m² basement suite | $798 |
| 42 m² garage conversion | $453 (at the interior rate; no garage-conversion line exists) |
| 70 m² detached garden suite | $1,283 |
Add the $1,000 refundable deposit to each.
Other charges. City development charge on a new house reaches $37,362 in September 2026, the highest lower-tier charge in Niagara, so the ADU exemption is worth the most here. The City's DC page states outright that ADUs are exempt under Bill 23, and the ADU Guide confirms both DC and parkland exemptions. A unit address is assigned at permit; no registration fee was found.
Incentives. The new Community Improvement Plan By-law 2026-005, in effect February 13, 2026, contains no ADU grant. A housing-incentive amendment is pending. Check the CIP incentives page before you apply.
Timelines. Published: 10 business days for houses, additions and detached structures; 15 for townhouses.
Contact. Building 905-356-7521 ext. 4001; Planning ext. 4330. Apply at cvweb.niagarafalls.ca/portal. The ADU page is under Building and Renovating on niagarafalls.ca.
Zoning. Comprehensive Zoning By-law 60-2019, in force since May 23, 2024 by Ontario Land Tribunal order.
The bylaw text is pre-Bill 23 and has not been updated. Section 3.21 still says one second unit per lot, capped at 40% of the main dwelling's floor area, and garden suites only through a temporary use bylaw. Provincial law overrides this and permits three units on a serviced urban lot with no floor-area cap. Expect to cite Bill 23 and O. Reg. 462/24 at the counter, and expect the City to require a zoning compliance review rather than treating it as routine.
| Detached ADU envelope (bylaw as written) | Rule |
|---|---|
| Height | 4.5 m |
| Rear and side setback | 0.9 m (0.81 m with provincial relief) |
| Lot coverage | Accessory buildings 10%, overridden upward by the provincial 45% floor |
| Parking | 1 additional space, tandem permitted |
Permit fees. Fees and Charges By-law 14-2026, Schedule E. Thorold has no ADU line today but adopted a fee study in April 2026 that adds one effective November 1, 2026.
| Fee line | Until Oct 31, 2026 | From Nov 1, 2026 |
|---|---|---|
| Minimum fee | $194.40 | $256.58 |
| Alterations, Group C | $0.56 to $0.67 / ft² | Secondary dwelling unit (alteration) $1.20 / ft² |
| New single, semi, townhouse | $1.41 / ft² | Secondary dwelling units and garden suites $2.43 / ft² |
| Accessory building | $0.46 / ft² | |
| Plans examination deposit | $1,000 per dwelling, $194.50 accessory |
| Worked estimate | Fee now | Fee from Nov 1, 2026 |
|---|---|---|
| 800 ft² basement suite | $536 | $960 |
| 450 ft² garage conversion | $302 | $540 |
| 750 ft² detached garden suite | $1,058 | $1,823 |
If you are building in Thorold, apply before November 1, 2026. The permit fee nearly doubles after that date.
Other charges. City development charge on a new house is $22,376 plus $4,843 for urban water and wastewater in 2026. DC By-law 41-2024 exempts second and third units in existing and new houses. Water-on-construction is $409 per quarter. Sewer lateral at actual cost. Thorold runs a Residential Rental Licensing program; whether it applies to ARUs was not confirmed. Ask.
Incentives. None for ADUs.
Timelines. None published.
Contact. Building 905-227-6613 ext. 277, building@thorold.ca. Paper applications only, no online portal.
Zoning. Zoning By-law 4481(2022), section 3.29, as amended by ARU By-law 19-2026 enacted April 8, 2026. Pelham's rules are the newest in Niagara. Primary dwelling plus two ARUs in settlement areas and agricultural or rural residential zones; only one may be detached. In the Specialty Agriculture (Greenbelt) zone: one ARU, detached only if the structure existed before July 1, 2017.
| Detached ARU envelope | Rule |
|---|---|
| Height | 8.0 m for a detached garage containing an ARU, the tallest permitted in Niagara |
| Separation | 2.4 m from other buildings containing dwellings; within 40 m of the primary dwelling |
| Floor area | 50% of the primary dwelling's floor area, max 93 m² in settlement areas (112 m² in agricultural zones); a basement ARU may use the whole basement |
| Landscaped open space | Min 30% |
| Rear and side setback | Not set in the ARU section; base zone accessory-building setbacks apply. Confirm with Planning |
| Parking | 1 space per ARU |
| Servicing | No explicit rule in settlement areas; rural lots need approved well and septic capacity |
Permit fees. 2026 Building Permit Guide, revised February 2, 2026. Pelham is reviewing its building fee bylaw; an open house was held June 10, 2026, so rates may change for 2027.
| Fee line | Rate |
|---|---|
| Minimum fee | $299 |
| Non-refundable application fee | $299, credited against the permit fee |
| New residential, Group C | $2.06 / ft² |
| Interior alterations and accessory buildings | Rate could not be read reliably from the published table; call before budgeting |
| Security deposit, additions or garages | $500 |
| Security deposit, new dwelling | $1,000 |
| Lot grading deposit | $300 to $1,000 |
| Driveway apron deposit | $500 |
| Water meter, 5/8 inch | $670 |
| Catholic school board education DC | $391 per unit |
| Worked estimate | Permit fee |
|---|---|
| 800 ft² basement suite | Not calculable from published data; the minimum is $299 |
| 450 ft² garage conversion | Not calculable; minimum $299 |
| 750 ft² detached garden suite | $1,545 |
Other charges. Town development charge on a new house is $28,236 plus $8,235 for Fonthill and Fenwick water and sewer in 2026. DC By-law 83-2024 is published as an image-only PDF so the local exemption text could not be read; the provincial statutory exemption applies regardless. Parkland is 5% or cash-in-lieu under By-law 3621(2015). The $391 education development charge is one of the few charges that is not exempted for ARUs.
Incentives. No ARU program. The 2009 CIP Residential Intensification Grant applies to mixed-use and commercial conversions in downtown Fonthill and Fenwick, not to single-family ARUs.
Timelines. None published. Inspections need two business days' notice.
Contact. Building 905-980-6683 or 905-892-2607 ext. 344, building-info@pelham.ca. Planning, ARU questions: 905-980-6675. Apply through the CityReporter portal linked from pelham.ca Building Permits.
Zoning. Comprehensive Zoning By-law 2022-50, section 3.34 (secondary residential units) and 3.38 (temporary garden suites).
The bylaw text is not Bill 23 conformed. Section 3.34 allows one secondary unit, inside the house or in an accessory building but not both. Provincial law overrides this and permits three units on a serviced urban lot. The Town has said it is updating garden suite provisions but has published no amendment. Expect to cite the province.
| Detached ARU envelope (bylaw as written) | Rule |
|---|---|
| Floor area | 50% of the principal dwelling's floor area |
| Height and setbacks | Not set for ARUs; accessory-building rules of the base zone apply |
| Access | Independent entrance; side-yard access path at least 1.2 m wide |
| Parking | 1 additional space, tandem permitted |
Permit fees. By-law 2025-61, 2026 Fees and Charges, Schedule A. Lincoln charges by the square metre.
| Fee line | Rate |
|---|---|
| Minimum fee | $225 |
| Residential alterations | $10.30 / m² |
| Additions | $15.97 / m² |
| New single, semi, duplex | $15.97 / m² |
| Garage, shed, carport | $17.90 / m² |
| Fallback | $12.77 per $1,000 of construction value |
| Performance deposit | $2,000 per dwelling unit, the highest in Niagara |
| Worked estimate | Permit fee |
|---|---|
| 74 m² basement suite | $762 |
| 42 m² garage conversion | $433 |
| 70 m² detached garden suite | $1,118 |
Add the $2,000 refundable performance deposit.
Other charges. Town development charge on a new house is $26,542 plus $11,061 for urban services in 2026. The DC pamphlet does not mention ARUs; the provincial exemption applies. Parkland, connection fees and any registration requirement were not found on the Town's site.
Incentives. All Lincoln Community Improvement Plans are on hold. No ARU program.
Timelines. None published.
Contact. Building 905-563-2799 ext. 220. Planning 905-563-2799, planningapplications@lincoln.ca. Apply through Cloudpermit, linked from lincoln.ca Apply for a Building Permit.
Zoning. Zoning By-law 14-45, section 4.19, ARU amendment passed August 11, 2025, consolidated November 2025. Grimsby has a dedicated ARU page and a July 2025 information guide. Urban residential and downtown zones on municipal water and sewer: two ARUs, both attached or one attached plus one detached. Hamlet zones: one. Rural and agricultural: one, detached only inside an existing farm-cluster building. Niagara Escarpment Plan area: one, inside the main house only.
| Detached ARU envelope | Rule |
|---|---|
| Height | 4.5 m peaked, 3 m flat roof |
| Interior side setback | 0.6 m, or 1.2 m if windows face the side lot line (0.54 m and 1.08 m with provincial relief) |
| Rear setback | 1.3 m (1.17 m with provincial relief) |
| Front setback | 6 m |
| Lot coverage | Accessory buildings 10%; lots with an ARU may reach 45% total |
| Parking | 1 per ARU, tandem permitted, no on-street |
| Other | No bed-and-breakfast or garden suite on the same lot |
Grimsby has the tightest side setback in Niagara at 0.6 m, which matters on narrow lots.
Permit fees. By-law 25-72, 2026 fees, Schedule C. Grimsby is one of the few municipalities with an explicit secondary-suite line.
| Fee line | Rate |
|---|---|
| Minimum fee | $232 per the website, $195 per the schedule text; confirm |
| Detached, semi, row, additions, secondary suites | $1.48 / ft² |
| Interior alterations and renovations | $0.94 / ft² |
| Accessory buildings | $0.94 / ft² |
| Occupancy permit, secondary suite | $110 |
| Other construction | $19 per $1,000 of value |
| Worked estimate | Permit fee |
|---|---|
| 800 ft² basement suite | $1,184 plus $110 occupancy |
| 450 ft² garage conversion | $666 plus $110 occupancy |
| 750 ft² detached garden suite | $1,110 plus $110 occupancy |
Other charges. DC By-law 21-14 as amended. The Town's ARU guide states that ARUs are exempt from development charges and parkland dedication by the province. Damage deposits and grading securities exist; amounts were not published.
Incentives. None for ARUs.
Timelines. Published: 10 business days for residential; 15 business days for second-unit applications.
Contact. Building 905-309-2022, building@grimsby.ca. Planning 905-945-9634, planning@grimsby.ca. Apply through Cloudpermit. The ARU page is under Planning Division on grimsby.ca.
Zoning. Zoning By-law 6575/30/18, section 2.9.1, accessory dwelling units.
The bylaw text is not Bill 23 conformed. It permits one accessory dwelling unit per dwelling. The City has stated it must move to three units under provincial law and four under its Housing Accelerator Fund commitment, and ran public consultation in September 2025, but no amendment had been adopted at time of research. Check the City's ADU page for the current status and expect to cite the province.
| Detached ADU envelope (bylaw as written) | Rule |
|---|---|
| Height | 6 m |
| Rear and interior side setback | 1 m (0.9 m with provincial relief) |
| Separation from main building | 1.5 m |
| Location | Not in the front or corner side yard |
| Floor area | 40% of the dwelling's floor area, overridden by the province's no-minimum rule only in the downward direction; the 40% cap likely still stands |
| Lot coverage | Accessory 10% serviced, 5% unserviced; overridden upward by the provincial 45% floor |
| Parking | 1 additional, stacked permitted |
| Servicing | Unserviced lots need a minimum 0.4 ha plus Region approval |
Permit fees. By-law 7404/95/25, 2026 Schedule O. The published schedule is marked "2026 Proposed" and the column alignment is unreliable in places; confirm by phone.
| Fee line | Rate |
|---|---|
| Minimum fee | $165 |
| Finishing basement | $0.90 / ft² |
| Interior alterations | $0.90 / ft² |
| Garage or carport | approx. $1.05 / ft² |
| Single detached dwelling | approx. $2.50 / ft² |
| Fallback | $16.85 per $1,000 of value |
| Deposit, new main building | approx. $1,210 |
| Deposit, accessory or alterations | approx. $575 to $600 |
| CIP-area discount | 50% fee reduction inside CIP boundaries |
| Worked estimate | Permit fee |
|---|---|
| 800 ft² basement suite | $720 |
| 450 ft² garage conversion | $405 |
| 750 ft² detached garden suite | $1,875 |
The City publishes a Secondary Unit Permit Guidelines document under Building Reference Guides. Read it before you draw plans.
Other charges. DC By-law 7278/100/24, sections 3.6 and 3.7, exempts second and third units in existing and new houses and one unit in an ancillary structure on urban residential land. Parkland bylaw exists; ARU treatment not stated.
Incentives. The 2023 Comprehensive CIP has a Residential Grant of 50% up to $15,000 per unit for two or more units in the Main Street, Downtown and East Waterfront areas, and an Affordable Rental Housing Grant of $15 per ft² up to $15,000 per unit in the urban area. Neither is written for a single-family ADU, but an ARU rented at an affordable rate inside the urban area may qualify. Deadlines run through December 2026. Ask Planning.
Timelines. Published: 10 business days for most complete applications.
Contact. 905-835-2900, buildingadmin@portcolborne.ca. Apply through the CityWide portal linked from Building and Construction on portcolborne.ca. ADU page: portcolborne.ca/adu.
| Units | Detached height | Side / rear setback | Floor cap | Parking | Basement suite permit (800 ft²) | Detached suite permit (750 ft²) | |
|---|---|---|---|---|---|---|---|
| Welland | 3 | 6.0 m | 0.9 / 0.9 m | none | ≤1 | $440 | $1,305 |
| St. Catharines | 3 | 6 m peak | 1.2 / 1.2 m | 80 m² | 0.5 | $1,312 | $1,230 |
| Niagara Falls | 3 | 6 m peak | 1.2 / 1.2 m | 93 m² | 1 | $798 | $1,283 |
| Thorold | 3* | 4.5 m | 0.9 / 0.9 m | 40%* | 1 | $536 → $960 | $1,058 → $1,823 |
| Pelham | 3 | 8.0 m | base zone | 93 m² | 1 | call | $1,545 |
| Lincoln | 3* | base zone | base zone | 50% | 1 | $762 | $1,118 |
| Grimsby | 3 | 4.5 m | 0.6 / 1.3 m | none | 1 | $1,294 | $1,220 |
| Port Colborne | 3* | 6 m | 1 / 1 m | 40% | 1 | $720 | $1,875 |
* Bylaw text still says one unit; provincial law overrides. Thorold fees shown before and after November 1, 2026. Setbacks shown before the 2025 provincial 10% reduction. Grimsby figures include the $110 occupancy permit.
Your calculator estimate covered construction. These are the line items that sit outside a contractor's quote. Take this list to the building department and to your contractor and get a number against each.
Provincial
Municipal
This guide is general information, not legal, tax or engineering advice. Bylaws and fees were read from published municipal documents on September 12, 2026. Some fee schedules were published as scanned or misaligned PDFs, and where a number could not be read reliably the guide says so. Confirm every figure with the municipality before relying on it.
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