building permits: Single Detached, Semi-Detached, and Row Housing

Introduction

The municipal building permit process is a public service to ensure that construction and use of buildings meet the standards established by both Provincial and Municipal levels of government, primarily to ensure public safety and well-being.

Note: The following information is provided as a guideline to understanding the building permit approval process. It is not intended to be a complete list of the requirements for securing a building permit. Please be advised that these requirements are subject to change without notice.

Building Permit
Process

The Building Division uses a one permit system. A permit includes all architectural/structural work, plumbing, water, and heating, ventilating and air-conditioning work.

The application is initially reviewed by the zoning section to ensure that the design complies with the Zoning By-law for issues such as lot coverage, setbacks, building height, etc.

The application is then reviewed by an Architectural Plans Examiner who co-ordinates the structural and mechanical review as well as approvals from Environmental Services Department and any other required external agencies.

Administration and
Co-ordination

Zoning Plans
Examination

Subdivision
Agreements

• Cash in lieu/parkland dedication
• Requirement for noise study report
• Occupancy restrictions
• Lot grading information
• Approval of subdivision services
• Access for fire department vehicles
• Tree preservation report

Conservation
Authorities

Architectural/Structural
 Plans Examination

Heating, Ventilating
and Air-Conditioning
 Plan Examination
(HVAC)

Zoning
By-law
Restrictions

Drawing
Required

• All set backs, front, sides and rear. (note special set backs on corner lots or lots backing on arterial roads)
• Building elevations (to calculate the number of storeys)
• Lot area and all lot dimensions
• Lot coverage (total building area - foot print divided by the lot area)
• Parking area (including driveway width & coverage)
• Easements, especially sewer easements
• Type of dwelling (ie. raised ranch, backsplit, etc.)

Lot Grading
Plans/Lot
Grading
Certificates

• When building within a registered plan of subdivision with a subdivision agreement approved after September 18, 1995, starting with M-338, the lot grading plans and certificates are to be provided by the subdivider's engineer who is responsible for the overall subdivision grading.
• When building within a registered plan of subdivision where there is an approved subdivision grading plan (prior to M-338), the lot grading plans and certificates submitted are to be prepared by a Registered Professional Engineer.
• Where the property involved is a lot for which there is no accepted subdivision grading plan, the grading plans and certificates are to be prepared by an Ontario Land Surveyor, a Registered Professional Engineer or a Landscape Architect.

Architectural/Structural Plan Examination

Drawings
Required
Ventilation
Systems

Presentation

We would suggest that hand prepared drawings be a minimum 1/4" = 1'-0" scale and alternatively computer generated drawings at a minimum 1/8" = 1'-0" scale.

Drawings must include the following information:

Architectural working drawings *

• Foundation/Basement plans
• Floor plans
• Elevations
• Sections and details
• Specifications (e.g. general notes, site work, concrete, masonry, thermal and moisture protection measures, etc.)

Structural working drawings *

• Foundation plan
• Floor framing plans
• Roof framing/Ceiling framing plan
• Beams, wood and brick lintel sizes (including calculations when Building Code Tables exceeded)
• Details of connections, anchorage, framing, etc.

Include all "shop drawings" details, and specifications with your submission. These may include specifications for prefabricated fireplaces and stoves, designs for beams, prefabricated roof and floor truss system design and layout plans (see section following).

*Architectural and structural information may be on the same set of drawings.

Structural
Certification

• Roof truss design
• Point load design on engineered wood products including connection details
• Reinforced concrete design except for slabs less than 2 m (6'6") in width over "cold" rooms
• Engineered components, connections and assemblies which exceed design criteria of Part 9 of the Code
• Retaining walls with exposed height greater than 1 m (3'3") adjacent to public property, access to a building, or on property to which public is admitted ie. rowhousing
• Geotechnical certification for special soil conditions.

Prefabricated Roof & Floor Truss Systems

• All truss designs (including bearing reactions of each truss)
• Location and type of hangers proposed
• Girder trusses and number of plys proposed (including nailing requirements of girder trusses)
• Location of all required scabs, bearing brackets
• Setback for all hip and girder trusses
• Each truss on the layout drawings shall be labelled as to its type for reference to the truss designs
• All beams, (sizes and construction material) not included on the architectural or structural drawings
• All conventional roof or floor framing not included on the architectural or structural drawings.

Heating, Ventilating And Air-Conditioning Plan Examination (HVAC)

Drawings
Required

Presentation

HVAC information submitted for review must include the following information:

• Building heat loss/heat gain calculations
• Duct design calculations
• Floor plan drawings indicating all supply and return duct work complete with sizes
• Ventilation system drawings
• Location of all supply and return diffusers and grills complete with sizes
• Location and specification for all heating and cooling equipment, including make, model # and capacities
• Mechanical ventilation.

Note: If the heating system proposed is other than forced air (ie. hot water, combo hot water units, electric baseboard), the drawings must indicate location and capacity of all heating units and any interconnecting piping. In the case of combo heating units, an additional form, "Equipment Selection Summary", is required to be submitted. This form can be obtained by contacting a mechanical plans examiner at 661-2485.

The Ontario Building Code requires that a ventilation system be installed in every new dwelling to help prevent the accumulation of excess humidity and air contaminants within the dwelling unit. Acceptable systems range from properly selected exhaust fans accompanied by a method of introducing replacement air, to devices known as heat recovery ventilators which help to reduce energy costs. Some systems operate as "stand alone" systems while others may be integrated with the building heating system.

Types of
Dwelling Unit
Mechanical
Ventilation
Systems

• Type 1: Exhaust only system
• Type 2: Where a solid-fuel fired appliance is installed in a Type 1 dwelling unit
• Type 3: Designed under Part 6 of the Ontario Building Code with the introduction of exterior fresh air
• Type 4: When electric space heating is present.

Note: At the end of this guide (Appendix B) you will find a copy of a CHECKLIST which indicates items required to be shown on your drawings. Ensure that all required items are addressed on your drawings prior to submission.

How To Apply

• Three copies of the lot grading plan and lot grading certificate with original seal and signature.
• Two copies of the architectural and structural drawings. See Architectural/Structural Plan Examination.
• Two copies of HVAC drawings and calculations. See HVAC Plan Examination.
• A building permit fee in accordance with by-law requirements.

Note: Each application is assigned an application number. All correspondence and inquiries regarding applications should reference the application number.

Note: You are also required to submit a completed copy of the "CHECKLIST FOR BUILDING PERMIT APPLICATIONS" which is an acknowledgement by the applicant that all the required information necessary to process the application has been submitted. A copy of this form is reproduced at the back of this guide (Appendix D) for your reference.

Completing the
Application
Form

• Address and legal description of property;
• Full legal name and address of owner, designer and contractor;
• Site data as indicated on the application form;
• Declaration and signature with phone number;
• Ontario New Home Warranty program number if applicable;
• If the building proposed is a repeat.

See Appendix "C" for a sample copy of a completed application form.

Repeats

Note: Models affected by Building Code amendments cannot be repeated.

Building Permit
Fees

The Approval
Process

"Fast Track" 
Permits

Delays

Required
Inspections

1. Prior to backfill of storm and sanitary sewers or water services.
2. Prior to pouring concrete for footings (forms in place).
3. Prior to backfill of foundations.
4. Prior to covering plumbing rough-in (including water systems).
5. Prior to covering duct work for heating, ventilation, air conditioning and air-contaminant removal systems (H.V.A.C. Systems).
6. Completion of structural framing.
7. Prior to covering in insulation and vapour barriers for all walls and ceilings of finished areas.
8. Completion of interior finishes and H.V.A.C. equipment installation and all fire protection systems.
9. After all plumbing fixtures are in place (final air test).
10. Final Inspection - Completion of project.

Note: For semi-detached and rowhousing, additional inspections are required for fire separations between dwelling units.

* HVAC and Plumbing rough in inspections may be completed prior to requesting structural framing inspection.

** Structural Framing Inspection must be completed prior to requesting an Insulation, Vapour Barrier and Air Barrier inspection.

It is your responsibility to ensure that either you or your contractor contacts the Building Division to request an inspection at least 24 hours before work proceeds from one inspection stage to the next. The division maintains a computerized inspection request system which records all inspection requests and provides a verification number for the caller. When the building permit is issued, a list of required inspections for your project will be provided. Calling for these inspections will ensure that your project proceeds as approved.

Failure to have inspections performed may result in having to uncover and expose work for inspection.

Note: The building permit and approved permit drawings must be made available to the inspector at the time of inspection.

appendix "A"
sample drawings

room and space dimensions

reference

doors, windows & skylights

reference

stairs, guards & handrails

reference

means of egress

reference

fire protection & sound control

reference

Footings & foundations

reference

crawl & roof spaces

reference

framing & structural components

reference

insulation & vapour barriers

reference

interior finishes

reference

exterior finishes

reference

plumbing & electrical facilities

reference

chimneys & flues reference

reference

heat loss/Gain calculations

reference

heating, ventilation & air Conditioning

reference

solid fuel appliances

reference

1. Prior to backfill of storm and sanitary sewers or water services.
2. Prior to pouring concrete for footings (forms in place).
3. Prior to backfill of foundations.
4. Prior to covering plumbing rough-in (including water systems).
5. Prior to covering duct work for heating, ventilation, air conditioning and air-contaminant removal systems (H.V.A.C. Systems).
6. Completion of structural framing.
7. Prior to covering in insulation and vapour barriers for all walls and ceilings of finished areas.
8. Completion of interior finishes and H.V.A.C. equipment installation and all fire protection systems.
9. After all plumbing fixtures are in place (final air test).
10. Final Inspection - Completion of project.

Note: For semi-detached and rowhousing, additional inspections are required for fire separations between dwelling units.

* HVAC and Plumbing rough in inspections may be completed prior to requesting structural framing inspection.

** Structural Framing Inspection must be completed prior to requesting an Insulation, Vapour Barrier and Air Barrier inspection.

It is your responsibility to ensure that either you or your contractor contacts the Building Division to request an inspection at least 24 hours before work proceeds from one inspection stage to the next. The division maintains a computerized inspection request system which records all inspection requests and provides a verification number for the caller. When the building permit is issued, a list of required inspections for your project will be provided. Calling for these inspections will ensure that your project proceeds as approved.

Failure to have inspections performed may result in having to uncover and expose work for inspection.

Note: The building permit and approved permit drawings must be made available to the inspector at the time of inspection.