Project Checklists and Requirements

You must include construction drawings with your building permit application. The drawings you need depend on your project. Review the list below and submit only what applies to your scope of work.

Construction drawings must be prepared by a qualified design professional. Listed below are required qualifications for design professionals (reference only).

Residential with 2 or Less Dwelling Units

Homeowner without BCIN qualifications
- Provided their name is on the property deed
- A business or corporation is not listed on the property deed
House BCIN designer
Small Buildings BCIN designer
Large Buildings BCIN designer
Engineer
Architect

Residential with 3 or More Dwelling Units

Small Buildings BCIN designer
Large Buildings BCIN designer
Engineer
Architect

Small Buildings (Less than 600 sq. m.)

Small Buildings BCIN designer
Large Buildings BCIN designer
Engineer
Architect

Large Buildings (More than 600 sq. m.)

Large Buildings BCIN designer
Engineer
Architect

Tents

Large Buildings BCIN designer with Structural qualification

The list provided above is for reference only. The requirements for designers may change based on the scope of the proposed work or may require the participation of more than one design professional. Please refer to the Ontario Building Code for all guidelines regarding designer qualifications, including possible exemptions.

Typical information that should be present on the construction drawings is detailed below.

Your plot plan should include:

Lot lines, including dimensions
Location of:
- All existing structures, as applicable, on the property
  - Main building
  - Decks, balconies and porches
  - Detached buildings and accessory structures
  - Septic systems and well locations
  - Swimming pools and enclosures
  - Driveway and parking spaces
- Proposed structure, as applicable (see list above for applicable structures)
Dimensions of the structures noted above in relation to each other and lot lines
Entrances to the structures noted above
Grading information
Areas:
- Lot area
- Main building area
- Deck, balcony and porch area
- Detached buildings and accessory structures areas, individual or combined
- Swimming pools
- In the case of Additional Dwelling Units, a breakdown of individual unit areas – main and each ADU – will need to be provided
Percentage of front yard that is landscaped (soft landscaped, does not include hard surfaces such as gravel, pavement or concrete)
Building height, existing and proposed
Use of the building, existing and proposed
Location of overhead electrical conductors, if applicable
North arrow and municipal address

Please note that plot plans do not need to be provided for proposed interior work only, except if the proposed work encompasses an ADU.

Your foundation plan should include:

Location and size of structural components:
- Footings
- Foundation Walls
- Piers or pad footings
- Slab-on ground
- Stairs, handrails and guards, as required
Size, spacing and direction of:
- Beams
- Floor joist
- Columns or jack posts
Location and size of any egress windows or doors
Location of smoke and carbon monoxide alarms
Weeping tile and sump pit location, if required
For projects including a deck or porch:
- Type of decking materials
- Fastening and connection details of components and from deck to wall
- Post and base details

Your floor/framing plan(s) should include:

Floor plan for each floor level
- In the case of renovations and additions, an existing and a proposed floor plan shall be provided for each floor level
Wall location and thickness, new and existing
Fire separation location and thickness, new and existing
Location and size of all windows and doors, including lintels and, if applicable, steel angles supporting masonry
Location of all plumbing fixtures
Location of all smoke and carbon monoxide alarms
If a floor above:
- Size, spacing and direction of:
  - Beams
  - Floor joists
  - Columns or jack posts
If a roof above:
- Size, spacing and direction of:
  - Beams
  - Rafters
  - Joists or trusses
Location and size of stairs, handrails and guards, as required
Location and construction details of any decks or porches
Identify use of all rooms

Your elevation plan should include:

Footing or foundation depth
General appearance of the addition from all sides
Window and door sizes
Exterior finishes of all surfaces
For projects including a deck or porch:
- Height of walking surface above grade
- Height of guard above walking surface
- Stair details, including rise, run, stringer and landing
- Guard construction details not captured in the floor/framing plan
Location of grade and slope
Window wells and drainage to weeping tile

Your cross-section drawing should include:

Footing and foundation sizes and depths, or slab design
Foundation construction and depth, including insulation and interior finishes
Foundation drainage layer, weeping tile and stone covering
Anchor bolt size and spacing
Floor construction
Wall construction, including stud height
Fire separation construction, including stud heights and fire rating
Roof construction including:
- Size and spacing of:
  - Beams
  - Rafters
  - Joists or trusses
- Pitch
- Ventilation
Height from grade to roof peak
Height of ceiling and bulk heads

Additional information required:

Engineered stamped truss drawings and truss layouts for roofs constructed of pre-engineered roof trusses
The floor system design and layout as supplied from the manufacturer when pre-engineered floor joists are used
For residential projects:
- Heat Loss Calculation and Design, by a qualified professional
- For ADU projects, if a single, forced air heating system is being used for multiple units, details of required duct type smoke detector and furnace fuel and electrical supply shut down mechanisms are to be provided
For non-residential projects:
- Mechanical and electrical drawings

Additional Notes Based on Type of Project

Decks

Deck blocks can only be used where:

The deck is not attached to the house;
The deck does not support a roof;
The deck is less than 55 sq m (592 sq ft); and
The distance from grade to the underside of the floor joists is not more than 600mm (23 5/8 in) at any point.

Wood Columns

Wood columns shall be not less than 140mm x 140mm (6”x6”) unless calculations are provided from a P. Eng. confirming that a lesser size is adequate
100mm x 100mm (4” x 4”) columns may be used where the deck is less than 600mm above grade measured to the bottom of the joists, and
Columns greater than 600mm (23 5/8 in) in length are to be laterally supported or braced

Guards

The deck is more than 600mm (23 5/8 in) off the ground, a minimum 900mm (35 ½ in) high guard must be placed around the deck. If the deck exceeds 1800mm (5ft 11in) above ground, a 1070mm (42 in) high guard must be installed.
Opening in all guards must prevent passage of a 100mm (4 in) diameter sphere. If a bench is incorporated into the guard, the required guard height is measured above the bench surface (P.Eng may be required). Guards must comply with SB-7 or be engineered or have BMEC authorization.

Septic Systems

Your septic design package should include:

Calculation sheets (pages 11 to 15 of the application form)
Size and area of home
Number of bedrooms
Number of fixtures
Site evaluation indicating percolation time of existing soil
Documentation indication percolation time of any fill materials used
Septic tank size
Pump chamber size (if applicable)
Leaching bed design (plan view and cross section)

When altering an existing system, an analysis may be required of the existing septic system. If required, the analysis must be prepared by a qualified sewage system designer and provided along with the application submittal. Any changes to the sewage system required as a result of the proposed changes or development must also be identified and detailed in construction drawings prepared by the sewage system designer.

Permanent Signs

Your plan and anchorage details should include:

Area of sign
Area of building face (if applicable)
Foundation and structural design
Type of sign
Connection details

Swimming Pool Enclosure

Details to be provided for the enclosure:

Type of fencing to be installed (e.g. Chain Link, Pressure Treated Wood etc.)
- The maximum size of mesh for chain link fencing is 1 1/2" diamond mesh.
Height of the swimming pool enclosure
Spacing between posts
Type and location of lockable, self-closing/latching device

Proprietary Products and Materials

Not all products or materials sold are approved for use in Ontario, as many products fall outside of the material requirements identified in the OBC. These products range from decking materials and guard systems to plumbing and foundation damp proofing systems. Where specific products or system types are required by the OBC, any alternative materials or systems must have either a Building Materials Evaluation Commission (BMEC) authorization or a Minister's Ruling to be used in Ontario.

Engineered Design

For houses and small buildings, Part 9 of Division B of the OBC provides prescriptive guidance for designing the structural system of a building using conventional materials. The systems in Part 9, however, are subject to a range of limitations as to when they can be used. If a component of a structural system of a building falls outside of the limitations of Part 9 of the OBC (ie: roof trusses, point loaded beams, aluminum and glass railing systems, etc.), the component or system must be designed in accordance with structural requirements of Part 4 of Division of the OBC. Part 4 design typically requires the services of a professional engineer.