Rotted joists being replaced, does Ottawa treat that as permit work?

The City of Ottawa's permit list includes "structural repairs or alterations," and replacing rotted joists is the kind of work that list describes. Confirm with the City of Ottawa (Building Code Services) before any work begins, and ask whether your specific repair requires a permit application through My ServiceOttawa.

The scope of the rot is what shapes the job. A carpenter needs to see how far the damage runs: whether it stops at one or two joists, whether it has spread into the sill plate, the rim joist or the subfloor above, and whether the bearing end sitting in masonry or concrete is involved. The 2024 Ontario Building Code requires that joist or beam ends in masonry or concrete at or below ground level be treated against decay or have a 12 mm air space; a carpenter or designer should check whether that condition is met once the rot is cleared out.

On the repair method itself, we found no Building Code rule specifying how much damaged material is removed or how a sister joist is sized and fastened. That is a design question. Ask the carpenter how the repair is designed and whether a registered designer or engineer is involved, particularly if the rot is extensive or if the affected joists carry a load-bearing wall above.

If a permit is required, the City of Ottawa's fee is $12.75 per $1,000 of construction value, with a minimum of $117. The construction value covers all materials, labour, overhead and professional fees. The City sets the valuation; any figure you work out ahead of time is an estimate. Book inspections at least 48 hours in advance through the City.

A fair quote for this repair should itemise: the building permit, any design fees if a designer is involved, materials (replacement joists, fasteners, any treated lumber needed at bearing points), labour, patching and finishing of the floor above, and disposal of the damaged material. If the home was built before 1960, Health Canada notes that lead-based paint and materials that may contain asbestos are a real possibility in older homes; the quote should include testing before anything is disturbed.