Building Permits: A Guide for Home Owners

Building Permit Issuance Process

Before a building permit is issued your plans are reviewed by several sections in the Building Division:

1. ZONING PLANS EXAMINATION

Drawings are reviewed to ensure your project will conform with the Zoning By-law. Zoning requirements specify the uses permitted within a particular area and contain regulations governing such things as building setbacks, height and lot coverage. You should contact a Zoning Plan Examiner (519-661-4660) to determine the specific requirements for your addition or alteration. The examiner requires your street address, lot number and registered plan number to establish the zoning requirements. This information can be found by checking your tax bill.

2. ARCHITECTURAL/STRUCTURAL PLANS EXAMINATION

Drawings are reviewed to ensure compliance with fire and life safety requirements of the Ontario Building Code.

3. MECHANICAL PLANS EXAMINATION

Drawings are reviewed to ensure compliance with heating, ventilating and air-conditioning (HVAC), and plumbing requirements of the Ontario Building Code.

Content Requirement for Drawings

We currently accept architectural and structural drawings in either imperial or the metric system. In addition to the building drawings, you will be required to supply heating system design information when the addition is greater than 25% of the existing building. For smaller additions this may not be required. If you have any questions, the Architectural Plans Examiners at our counter will be pleased to assist you.

• All drawings must be drawn to scale (min. 3/16" = 1' - 0"). Sketches are not acceptable.
  
• We will not accept drawings in pencil, but photocopies of penciled drawings are acceptable.
  
• At the time of building permit application you will be required to submit some or all of the following drawings:

A) SITE PLAN (For all additions or accessory buildings)

A site plan identifies buildings and other features in relation to property boundaries. The site plan should identify the location of your existing house, other existing structures (ie. garages, sheds, decks) and proposed additions or new structures.

Most or all of the information required for a site plan can be found on your property survey. You may have received a survey when you purchased your home.

The following information should be shown on a site plan:

• title and scale
• legal description
• street name
• north arrow
• property lines with dimensions
• setbacks (distance) to all property lines from all existing and proposed structures
• proposed construction (shaded)
• overall building dimensions, lot coverage, new and existing building areas of all buildings
• right-of-way and easements

For interior renovations, instead of a site plan, a complete property survey is usually sufficient, check with staff at our counter.

b) FLOOR PLANS

Floor plans are required for each floor level to be constructed or that is affected by your project. For additions to existing buildings, floor plans of all or part of the existing building may be required. This should be discussed with us prior to preparing your final drawings.

The following information must be shown on a floor plan:

• title and scale (min. 3/16" = 1'-0")
• all room names or uses
• dimensions of the rooms, halls and stairs on each floor
• size, direction and spacing of structural members (joists, columns, beams and lintels)
• interior and exterior dimensions, including door and window sizes
• materials to be used
• cross-section symbols
• location of plumbing fixtures
• smoke alarm locations
• furnace and ductwork alterations

C) ROOF FRAMING DETAILS

Existing loading conditions can affect structural design for proposed changes to the building. Existing roof and ceiling loading must be indicated on the plans. Prefabricated roof truss systems can span the length of the building to exterior walls. These spans must be indicated, noting any hip or girder trusses, and designs submitted.

Note: Partial roof framing plans may be required to indicate loading conditions affecting the existing structure and new addition.

d) CROSS-SECTIONS

A cross-section presents a view of a house along an imaginary cut line, showing the structural elements of the building and exposing what is hidden behind the walls.

Cross-sections through the proposed and existing structure(s) may be required to show building materials and how they relate to one another. The location of the cross-section is shown by the cross-section symbol on the floor plans.

The following information must be shown on a cross-section:

• title and scale
• room names
• heights and dimensions of doors and windows
• size and types of materials and finishes
• finished floor level and grades
• extent of existing house and proposed additions

More detailed drawings may be necessary to fully explain a particular aspect of your project if non-conventional construction practices are proposed.

E) ELEVATIONS

Elevations show all views of a building. Elevation drawings may be required for any project which would alter the exterior of your house.

The following information must be shown on an elevation:

• title and scale
• heights and dimensions of existing and new window and door openings
• exterior finishes and materials
• finished floor levels and grade
• extent of proposed addition and existing house
• overall height of building
• slope/pitch of new roofs

Upon completion of the final drawings if you have any further questions, contact a Building Code Plan Examiner at 519-661-4555.