Building Permits vs Variances for Events in London

In London, Ontario, organizers must decide early whether an event requires a building permit or a minor variance: permits cover temporary structures, stages, tents and construction-related work, while variances modify zoning standards such as setbacks, parking or temporary land use. Begin planning with the City of London’s Building Division and Planning/Committee of Adjustment to avoid last-minute compliance issues and fines.^[1][2]

When to apply for a Building Permit

Building permits are required for work regulated under the Ontario Building Code that affects structural elements, occupancy, fire safety or means of egress. Common event-related triggers include erecting stages or grandstands, covered tents over a threshold size, temporary electrical installations, and permanent or temporary bleachers. Contact the Building Division to confirm whether proposed structures need a permit and drawings.

• Check permit scope with the Building Division early.^[1]
• Submit plans and timelines to align inspections with event setup.
• Arrange required inspections for electrical, structural and fire safety.

When to seek a Variance (Minor Variance)

A variance is typically sought when an event or temporary use conflicts with zoning standards in the City of London Zoning By-law, for example reduced parking, reduced setbacks for temporary structures, or temporary use of land for events not zoned for that use. Minor variances are handled by the Committee of Adjustment; larger or permanent changes may need a zoning by-law amendment.

• Apply to the Committee of Adjustment for minor variances that affect zoning standards.^[2]
• Expect public notice and a hearing date; allow time for circulation to neighbours.
• Decisions may include conditions such as limited duration or occupancy restrictions.

How to decide: permit, variance, or both

Use this checklist to determine which approvals you need. If the event adds structures regulated for safety or changes land use relative to zoning, you may need both a building permit and a variance.

• Structures affecting life-safety: building permit.
• Zoning relief for temporary use or reduced standards: variance.
• When in doubt, consult Planning and Building staff together.^[1]

Penalties & Enforcement

Enforcement for unauthorized construction, occupancy, or breaches of zoning and bylaw conditions in London is carried out by the Building Division and Municipal By-law Enforcement in coordination with Planning and the Committee of Adjustment where relevant. Specific fines, schedules and escalation for event-related violations are documented on the City pages cited below or are not specified on the cited page.

• Monetary fines: not specified on the cited page for all event categories; see cited sources for details.^[1]
• Continuing offences or repeat contraventions: not specified on the cited page.
• Non-monetary orders: stop-work orders, orders to remove structures or use restrictions may be issued by the Chief Building Official or By-law Officers.
• Enforcers and inspections: Building Division enforces Ontario Building Code matters; Municipal By-law Enforcement and Planning enforce zoning and bylaw conditions. Contact details listed below.
• Appeals and reviews: decisions of the Committee of Adjustment may be appealed to the Ontario Land Tribunal; timelines and appeal procedures are set out on the Committee page or Tribunal rules and may be not specified on the cited page.^[2]
• Defences and discretion: officials may consider permits, emergency measures, or reasonable excuse; explicit defences depend on the specific bylaw or order and are not fully specified on the cited pages.

Applications & Forms

Apply for building permits using the City of London Building Division application process; Committee of Adjustment applications for minor variances use the prescribed application form on the City planning pages. Fee schedules, submission instructions and online forms are provided on the City site or are not specified on the cited page where detailed fees are not published.^[1][2]

• Building permit application forms and plan submission requirements: see Building Division.^[1]
• Committee of Adjustment minor variance application, fee and hearing details: see Committee of Adjustment.^[2]
• Fees: refer to the fee schedule on the City pages; if a fee is not listed it is not specified on the cited page.

FAQ

Do I need a building permit for a temporary tent or stage?

Often yes if the structure affects occupancy, egress, or fire safety; check with the Building Division to confirm requirements and thresholds.^[1]

Can I apply for a variance to avoid a building permit?

No. A variance adjusts zoning requirements; it does not remove Ontario Building Code obligations or the need for permits where code rules apply.^[2]

How-To

1. Identify all temporary structures and activities for your event.
2. Contact the Building Division and Planning to confirm permit and zoning needs.^[1]
3. Submit required applications and plans to Building and, if needed, a minor variance application to the Committee of Adjustment.^[2]
4. Schedule inspections and attend any hearings; comply with conditions.
5. Pay fees and, if ordered, remedy non-compliance promptly to avoid escalation.

Key Takeaways

• Building permits are about safety and code compliance.
• Variances are zoning tools and do not replace permits.
• Consult City staff early to avoid fines and delays.

Help and Support / Resources

• City of London - Building Permits
• City of London - Committee of Adjustment
• City of London - Special Events & Filming
• City of London - By-law Enforcement

1. [1] City of London - Building Permits
2. [2] City of London - Committee of Adjustment
3. [3] City of London - Special Events & Filming