3 Things You Need To Know When Applying For A Construction Permit In Ontario

This is the phone call I get all too often and typically means a costly process that likely requires more construction to be completed. All this can be avoided if only there were more clear sources of information about what projects need to have a permit and what is required to apply for one.

In a nutshell, the Ontario Building Code requires a permit for any construction project that modifies the structural integrity of a building or is larger than 100ft². This means that your basement renovation requires a permit, that window you want to expand needs a permit, that deck addition to your back yard needs and permit and that large addition you’ve been planning needs a permit.

But how do you put a permit application together? How do you make sure you don’t end up with costly penalties? Who do you need on your team to bring your next project to life? Let me break some key points down for you so you can get started on the right foot.

Here are three things you need to know when applying for a construction permit in Ontario.

1. Plan your project

Renovating and building structures on your property is a huge investment and will give you a handsome return on your property value. Doing this correctly, to code and legally will ensure that your investment brings you the return you deserve. Start to plan your project early.

There are many things to consider and will vary upon the type of project you’re wanting to start. First and foremost, get your property survey. Your property survey is a legal document that shows you where your lot lines are, where your existing structures are and will help you to stay within your municipal zoning by-law. Legally, it is the responsibility of the homeowner to know where your lot lines are and if something is built outside of the zoning bylaw the consequences will always rest upon the property owner. Missing this step is detrimental and can result in legal action from neighbours or the municipality.

Once you are familiar with your lot lines and zoning requirements you will need building plans. These plans can either be prepared by a savvy homeowner or by a qualified designer. If you decide to hire a professional designer, they must have either a BCIN (building code insurance number) be a member of the Architects of Ontario or be a Professional Engineer. Do your due diligence when selecting your designer, make sure they see your vision and can provide you with plans you love. Take the time to interview them and ask for examples of their work. Make sure they are responsive and that they have a team to help them if engineering or HVAC design is required.

2. When you need an BCIN designer vs an Engineer

The Ontario Building Code is separated into 12 parts. These include:

• Part 1 - Compliance and General

• Part 2 - Objectives

• Part 3 - Functional Statements

• Part 4 - Structural Design

• Part 5 - Environmental Separation

• Part 6 - Heating, Ventilating and Air-Conditioning

• Part 7 - Plumbing

• Part 8 - Sewage Systems

• Part 9 - Housing and Small Buildings

• Part 10 - Change of Use

• Part 11 - Renovation

• Part 12 - Resource Conservation and Environmental Integrity

BCIN designers are qualified in one or more of these sections and can assist with almost all your building requirements. A BCIN designer should be able to provide you with basic designs that fit within the building code tables and don’t require additional loading calculations.

A professional engineer is required when your design doesn’t fit within the typical building code tables, if special design requirements need to be made, if you’re using engineered products (engineered lumber, railings, or steel beams) or if you have special loading requirements (ie, building a platform for a hot tub).

As you build your design team, it’s important to choose a BCIN architectural designer that can coordinate with any additional professionals. You will need to select a designer who has relationships with structural engineers, HVAC designers and maybe even sewage system specialists. Making sure you have your design team established will ensure that your planning process goes smoothly and will help you all the way into construction and final occupancy.

3. Work with your Municipality

All too often projects go sour when the homeowner isn’t in communication with the building department. I have seen homeowners ultimately go into foreclosure when they hire the wrong team and aren’t involved with communication between their local building officials and their contractors. This kind of heartbreak is easily avoided when you have a good team with a spotless track record that involves you in the communication with the municipality. Take the initiative, before you select your team, and call your local building department. They are there to help you.

As you move through the planning stages of your process it’s important to know and understand your zoning by-law. Zoning laws are what determines what and where you can build on your land, how close to the property line you can go to and how tall you can build. Knowing your zone and the rules within that zone will help you determine the parameters within which you can build. It’s important to remember that zoning by-laws can also be bent. Each municipality has a Committee of Adjustment set up to hear from homeowners who would like an exemption from the zoning by-law. If you’re heart is set on a particular plan that doesn’t fit within the property zoning by-law an application can be made to the Committee of Adjustment to have a variance made for your project.

Part of the requirements of a building permit to construct are inspections. Each municipality will have their requirements for inspection but generally your project will have to be inspected for the following:

1. Foundations and foundation reinforcement

2. Underground plumbing

3. Framing

4. Above ground plumbing

5. Fire separation

6. Insulation

7. Occupancy.

When picking your team, it’s important to determine who will be responsible for booking these inspections and it’s crucial that you maintain a file with the results of these inspections. Most good contractors will take care of the scheduling and review of the municipal inspections but making this clear on the onset of your project will allow for no surprises. As you select your team, it’s also important to determine what happens if the work doesn’t pass the building departments inspection. Who is responsible for making sure the project ultimately passes all inspections and how corrections are delt with will reduce headaches throughout the construction period of your project.

Often homeowners overlook the planning process and the costs associated with them or they assume that their contractor will take care of the planning process where this may not be the case. Always be clear with your expectations with your design and construction team. Be reasonable with your timelines having at least six months budgeted for planning and design. Having strong plans, good communication with your team and a design team that is willing to work with your construction team is the difference between a smoothly executed project and one that has unexpected costs and headaches.

Kristen Sachs – Ontario Drafting Services

Kristen Sachs is passionate about helping homeowners beautify their homes and properties by providing high quality technical drawings for residential building projects. With over 15 years of experience her team has created a system that helps you from concept to completed project smoothly and efficiently.