Building and Renovating

• A completed Building Permit application on the prescribed form,
• Conservation Authority Permit if applicable,
• Schedule 1 completed by designer,
• EEDS (Energy Efficiency Design Summary) prepared and signed by designer,
• Site Plan in accordance in Section 14 Building By-law,
• Architectural Drawings prepared by a qualified BCIN (Building Code Identification Number) Designer, and
  • Architectural Drawings for a dwelling shall include:

(a)  Foundation / basement plan with all structural elements shown and sized as per the Building Code,

(b)  Main floor / second floor plan with all structural elements shown and sized as per the Building Code,

(c)  Sections throughout pertinent parts of the building to show how the building is being constructed with building components labelled,

(d)  Elevations of each side of the building,

(e)  Engineering for elements including any elements that fall outside of Part 9 of the OBC (LVL beams, beams carrying point loads, ridge beams, etc.),

• Roof truss layout. (Roof trusses sealed by engineer if available at time of application.  If not, they must be submitted as soon as they are received),
• On-site Sewage System Permit, and
• HVAC design prepared by a qualified BCIN designer.  HVAC plan shall include:

(a)  Heat Loss / gain calculations,

(b)  Duct Layout- in colour to clearly identify cold and warm air plenums, and

(c)  HRV layout.

(d)  If the heat source is an in-floor loop layout system, a “Loop Layout Plan” prepared by a BCIN qualified designer shall be provided along with an HRV design.

(a)  Foundation plan,

(b)  If a slab foundation greater than 55 square meters (m²), slab to be stamped by Professional Structural Engineer,

(c)  If a slab foundation for garage is for a two-storey structure and / or has point loads, slab shall be engineered (any size of slab) requires a Professional Structural Engineer stamp,

(d)  Floor plans, Wall Sections containing all structural information,

(e)  Elevations of all 4 sides of the structure,

(f)   Guard details, if applicable, for all stairs, landings and decks.

• Complete Building Permit application on the prescribed form,
• Site plan in accordance with Section 14 and Schedule G,
• Conservation Authority permit, if applicable,
• Sewage system approval from either the Municipality or Ministry of the Environment, Conservation & Parks (MOECP) for systems greater than 10,000 L/ day,
• Architectural plans- scope of project will determine if building needs to be designed by a qualified BCIN Designer with Large Buildings Classification or an Architect/Engineer,
• HVAC / Mechanical design,
• SB-10 - Energy Efficiency may be required depending on use of the building,
• Building Matrix,
• Occupancy classification with occupant load calculations provided, and
• For Assembly Occupancies, floor layout of seating plans to be provided (e.g. a restaurant will need to show tables and chairs).

• Note: Some commercial projects may be required to have more a detailed site plan, grading plans, storm water management plan as part of a Site Plan Agreement as per the requirements of the Planning Department.

• Completed Building Permit Application on the prescribed form,
• Conservation Authority permit, if applicable,
• Designer Schedule 1 completed by Designer,
• Site plan in accordance with Section 14 of the Building By-law, and
• Architectural drawings prepared by a qualified BCIN Designer including:

(a) Foundation plan,

(b) If a slab foundation greater than 55 square meters (m²) (592 ft²), slab to be stamped by Professional Structural Engineer,

(c) If a slab foundation for garage is for a two-storey structure, supporting masonry, and / or has point loads, slab shall be engineered (any size of slab) requires a Professional Structural Engineer stamp,

(d) Floor plans, Wall Sections containing all structural and energy efficient information,

(e) Elevations of all 4 sides of the structure,

(f) Guard details if applicable for all stairs and landings.

• Completed Building Permit Application on the prescribed form,
• Manufacturers installation manual,
• Required setbacks from structures as per the manufacturer, and
• Site plan. 

• Complete Building Permit application on the prescribed form,
• Conservation Authority Permit if required,
• Site plan,
• Engineered drawings for the prefabricated building, and
• Foundation plan to support the steel structure. If the foundation is to be a slab, the slab is required to be engineered by a Professional Structural Engineer.

• A completed Building Permit application on the prescribed form,
• Conservation Authority permit if applicable,
• Schedule 1 completed by Designer,
• EEDS (Energy Efficiency Design Summary) prepared and signed by Designer,
• A detailed Site Plan,
• Architectural Drawings prepared by a qualified BCIN (Building Code Identification Number) Designer,
• Architectural Drawings for a dwelling shall include:

(a)  Foundation / basement plan with all structural elements shown and sized as per the Building Code,

(b)  Main floor / second floor plan with all structural elements shown and sized as per the Building Code,

(c)  Sections throughout pertinent parts of the building to show how the building is being constructed,

(d)  Elevations of each side of the building,

(e)  Engineering for elements including any elements that fall outside of Part 9 of the Building Code (LVL beams, beams carrying point loads, ridge beams, etc.).

• Roof truss layout,

Roof trusses sealed by engineer if available at time of application.  If not, they must be submitted as soon as they are received,

Engineered beam designs (e.g. LVL design sheets), and

On-Site Sewage System:

• A completed Building Permit application on the prescribed form,
• Conservation Authority permit if applicable,
• Schedule 1 completed by Designer,
• Schedule 2 completed,
• Site plan, and
• Floor plans or each floor including the basement identifying the room names and all fixtures clearly identified.

On-site sewage system permit fixture count must match the architectural plans being submitted.

Existing furnace to be used to provide heat for Additions:

• A letter from a qualified BCIN Designer stating that the existing system has been inspected and verified that it can support the addition, and
• Design of additions or alterations to the existing system being modified

New or additional furnace:

• HVAC design prepared by a qualified BCIN designer, 
• HVAC plan shall include:

(a)  Heat Loss / gain calculations,

(b)  Duct Layout- in colour to clearly identify cold and warm air plenums,

(c)  HRV layout.

• If the Heat source is an in-floor loop layout system, a Loop Layout Plan prepared by a qualified BCIN designer shall be provided along with an HRV design.

• Any slab supporting a one-storey structure greater than 55 square meters (m²) (592 ft²) requires a Professional Structural Engineer stamp.
• Any slab supporting two storeys, point loads and/or masonry shall be engineered (any size of slab) requires a Professional Structural Engineer stamp. 

• Complete Building Permit Application on the prescribed form,
• Site Plan,
• Conservation Authority permit if applicable,
• Designer Schedule 1, and
• Architectural Plans including:

(a)  Foundation plan (sono tube locations and pad size),

(b)  Floor framing plan – floor joists sizes, beam sizes, attachment details to the dwelling,

(c)  Section through deck to show all components from footing to guard,

(d)  Distance from grade to deck floor to be shown on the section,

(e)  Guard details- SB-7 compliance or a pre-engineered guard system,

(f)   Pre-engineered guard system to have manufacturers installation document,

(g)  Ledger board connection detail.

• Completed Building Permit Application on the prescribed form,
• Site plan,
• Certification documents for compliance with Section 9.39 CAN/CSA-Z241 Series,
• Foundation plan,
• Deck plans if appliable in accordance with deck permit requirements, and
• Authorization form from authorized individual at Trailer Park.

• Completed Building Permit Application on the prescribed form,
• Structural drawings prepared by a qualified designer or Professional Engineer, depending on size of structure,
• Foundation plan,
• If a slab foundation greater than 55 square meters (m²) , slab to be stamped by Professional Structural Engineer,
• If a slab foundation for the structure is for a two-storey structure, carries masonry and/or has point loads, the slab shall be engineered (any size of slab) requires a Professional Structural Engineer stamp,
• Floor plans, Wall Sections containing all structural information,
• Elevations of all 4 sides of the structure,
• The number and type of livestock on the whole of the property shall be provided, as well the type of manure and manure storage for the determination of Minium Distance Separation calculations,
• Nutrient Management Strategy / Plan approved by the Ontario Ministry of Food and Agriculture and Rural Affairs, and
• Sewage system permit if applicable.

• Completed Building Permit Application on the prescribed form,
• Manufacturers installation manual,
• Required setbacks from combustible interior walls as per the manufacturer.

A building permit is a license that:

• grants legal permission to start the construction of a building project
• Gives building officials the means to enforce the requirements of various standards

Building permits are required to:

• Ensure that construction within our municipality meets with standards set out in the Ontario Building Code
• Ensure that zoning requirements, fire and structural safety standards and other building standards are met

Some of the projects that require a building permit include:

• Construct a new building
• Add an addition or make structural alterations, renovations or repairs to an existing building
• Change a building's use
• Make new openings for, or change the size of, doors and windows
• Build a garage, balcony or deck
• Excavate a basement or construct a foundation
• Install new or modify existing plumbing systems, replacement of taps, sinks, toilets, or shower fixtures do not require a permit
• Install or reconstruct chimneys or fireplaces
• Build an accessory shed larger than 15 square meters
• Any structure including a deck, gazebo or guest cabin greater than 10 square meters.  See the bullet above for accessory sheds. 
• Wood burning stove/fireplace installation
• Build a basement entrance
• Finish an existing unfinished basement
• Install a sign

Often, designers or contractors will get permits on your behalf, but homeowners are ultimately responsible for ensuring that a building permit is obtained before construction begins.

Some of the projects that do not need a permit include:

• Replace existing doors and windows (same size), subject to distance from property lines
• Install siding on small residential buildings, subject to distance from property lines
• Build a utility shed under 15 square meters- zoning setback requirements still apply
• Re-shingle a roof
• Dry-wall or plaster
• Paint or decorate
• Install kitchen or bathroom cupboards

If you do not receive a building permit, the work may not comply with Ontario Building Code. This could result in: 

• Costly repairs may be required to gain compliance
• Removal of work that isn't in compliance
• The building permit application fee may be increased based on administrative penalties found in our Fee's and Charges By-law under Schedule B
• Legal action may be initiated by the Planning and Building Services Department to gain compliance

The following individuals can apply for a building permit:

• The property owner
• Contractor or designer with appropriate authorization from the property owner

To design houses and make submissions to Ontario municipalities for building permits for home renovations, one must be a licensed architect, a Professional Engineer with a Certificate of Authorization from the Professional Engineers of Ontario (PEO), or accredited as a house designer by the Province with a Building Code Identification Number (BCIN). To obtain this accreditation, one must study and pass exams with specific focus on specialized areas of design, law, and building technologies related to single-family homes.

Property owners are also allowed to design for projects on their property, but the drawings must comply with the Ontario Building Code.

Please refer to Schedules B and H in the Fee and Charges By-law.

Construction or demolition must start within 12 months from when we issue the permit. Failure to do so could result in the revocation of the permit. Construction or demolition must not be substantially suspended or discontinued for more than one year. Suspension or discontinuation could result in the revocation of the permit.

According to the Ontario Building Code processing times can vary depending on project type. As a general rule, permits are issued within 10 business days for most home renovation projects. Time is counted beginning on the day after a permit application is received and only after all required information (i.e. plans, drawings, authorizations) has been received in our office.

An Occupancy Inspection makes sure that your building is safe to live in, but not everything may be complete. This is a legal requirement prior to anyone occupying the building.

Items that are typically required at Occupancy Inspection but is not limited to:

• Any Order/Deficiency from previous inspection passed
• All doors and windows installed
• Suitable flooring material installed throughout 
• All guard systems for decks installed as per SB-7 or manufacturers requirements with accompanying documentation
• All railing systems for stairs installed including handrails, suitable guards/railings for balconies.
• Kitchen sink installed
• One fully finished bathroom
• Smoke/Co2/Strobe alarms installed and interconnected 
• All ICF/Foam insulation is covered with suitable material as per the Ontario Building Code
• All electrical outlets/fixtures are finished or adequately covered with approved materials
• Fully commissioned septic system with final inspection from local health authority
• Potable water test with 0.0 for all categories
• HRV Balancing Report
• Heating System operational

*No Partial Occupancy will be issued to Facilitate a Sale*

A Final Inspection makes sure that your project is:

• Final Grading complete
• All Exterior Finishes complete
• All/any outstanding interior work complete
• Final Electrical Safety Authority certificate/inspection
• Completely finished
• The permit is “closed”. This is important because lawyers will request this information prior to closing any real estate transactions.
• In compliance with the legal requirements under the Building Code Act and Building Code Regulations

 You must always close a permit with the Final Inspection.