Buying a Heritage-Designated Property in Ontario: Permits, Grants, and What You Can (and Can’t) Change
"Listed" and "designated" are two very different levels. A designated home is fully livable and renovatable, but altering protected features needs a heritage permit — and many cities offer grants and tax relief to offset the cost.
If I buy a heritage property, can I still renovate — and what approvals do I need?
You can live in it and renovate it, but it depends on whether it’s “listed” or “designated.” A listed property is one the city believes has heritage value but hasn’t formally protected — you only owe 60 days’ demolition notice. A designated property has a by-law registered on title: altering the heritage attributes named in the by-law (usually exterior/architectural features) or demolishing needs a heritage permit — but kitchens, basements and other non-heritage features are generally unrestricted (unless the by-law lists interior attributes). Ordinary maintenance (repainting, roof repair) needs no permit. Sources: Ontario.ca / City of Toronto (2026).
Sources: Ontario.ca (Designating heritage properties, 2026); City of Toronto (Heritage Register / Permit, 2026); Gowling WLG (Bill 200, 2024)
I’m Arthur Zhao. In older GTA neighbourhoods, clients fall for a house with character, see “heritage” on the listing, and panic: “can I even touch it?” It’s not that absolute. First separate the two levels — listed vs designated — then understand exactly what’s protected. What many buyers don’t know: a designated property can qualify for restoration grants and property-tax relief in a lot of cities. Here’s what you can change, what needs a permit, and the 2027 deadline that’s now approaching.
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Listed ≠ designated: two different protection levels
Part IV (individual) vs Part V (conservation district)
Only the "heritage attributes" are protected
💡 Don’t overlook grants and tax relief: under the Ontario Heritage Act (ss. 39 and 45), municipalities can pass by-laws giving repair/restoration grants or loans to Part IV / Part V owners (40+ do); and under the Municipal Act, 2001 (s. 365.2), municipalities can offer 10%–40% heritage property-tax relief (the province funds the education portion). But these are municipal and conditional, not automatic — usually requiring a heritage conservation agreement and that the money go to approved restoration. Confirm the specific city runs the program before assuming a discount. Source: Ontario.ca (2026).
⚠️Don’t budget a renovation without pricing the heritage-permit timeline and restoration standard. A designated property’s exterior / heritage-attribute work needs a permit (90-day decision, possible conditions, a possible OLT appeal) and often heritage-grade materials and craftsmanship — slower and costlier than a standard reno. Buyers planning a quick flip or facade change are the ones who get caught.
The permit process and the 2027 deadline
Heritage permit: the municipality (or its delegate) has 90 days from a complete application to consent, consent with conditions, or refuse; no response in 90 days is deemed consent; refusals or conditions can be appealed to the Ontario Land Tribunal within 30 days. The deadline: Bill 23 (effective Jan 1, 2023) lets a listed property stay on the register a maximum of two years — un-designated, it falls off and can’t be re-listed for five years — and Bill 200 (2024) extended legacy listed properties to January 1, 2027. So when you buy a currently-listed property, it may be de-listed (losing its heritage flag) or the city may rush to designate it before the deadline (flipping it into full permit restrictions). Which way it breaks changes what you can do, so ask the municipality where the property sits in its review. Sources: Gowling WLG (2024) / Ontario.ca (2026).
Frequently Asked Questions
If I buy a designated heritage house, can I still redo the kitchen or finish the basement?
Yes. Designation protects only the heritage attributes named in the by-law — usually exterior/architectural features; interior and non-heritage work is generally unrestricted unless the by-law lists interior attributes (in Toronto, listed interior attributes do require a permit). Sources: Ontario.ca / City of Toronto (2026).
Do I need a permit to repaint or repair the roof?
Generally no. Ordinary maintenance like repainting or roof repair typically doesn’t require heritage approval; a permit is needed to alter a protected heritage attribute or to demolish a building or structure. Source: Ontario.ca (2026).
How long does a heritage permit take?
The municipality (or its delegate) has 90 days from a complete application to decide; no response in 90 days is deemed consent; refusals or conditions can be appealed to the Ontario Land Tribunal within 30 days. Sources: Ontario.ca / City of Toronto (2026).
Are there financial benefits to owning a designated heritage property?
Possibly. Where the municipality runs the programs, you may qualify for 10%–40% heritage property-tax relief (the province funds the education portion) and repair/restoration grants or loans under Ontario Heritage Act ss. 39 and 45, usually requiring a heritage conservation agreement. Source: Ontario.ca (2026).
What’s the difference between "listed" and "designated," and does Bill 23 change it?
Listed = the city thinks it has value but hasn’t formally protected it (you owe only 60 days’ demolition notice); designated = a by-law on title with permit requirements. Bill 23 (from Jan 1, 2023) lets listed properties stay on the register only two years, and Bill 200 (2024) extended legacy listed properties to Jan 1, 2027 — after which un-designated ones drop off and can’t be re-listed for five years. Sources: City of Toronto / Gowling WLG (2024).
Arthur Zhao
Real Estate Broker · FRI · ABR · SRS · PSA · MCNE · E-PRO · GUILD Elite
VP & Branch Manager, Bay Street Group Inc.
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