A Building Permit Guide For Homeowners

Transcription

1 A Building Permit Guide For Homeowners Town of Innisfil Building Services Tel: ext or 3510 Fax: Innisfil Beach Road, Innisfil, ON L9S 1A1 Website:

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3 WHY DO I NEED A PERMIT? Building permits are necessary to ensure that zoning requirements, fire and safety standards and other building standards are met, primarily for safety reasons. Zoning requirements are contained in municipal bylaws and the building standards are contained in the Ontario Building Code. This Code is Provincial regulation administered by the Housing Development and Buildings Branch of the Ministry of Municipal Affairs and Housing. Under the Building Code Act, local governments are given authority for the enforcement of the Ontario Building Code within their municipality. The Ministry of Municipal Affairs and Housing maintains a web site which contains useful information about the Ontario Building Code at It is the homeowner s responsibility to ensure that a building permit is obtained when required. WHEN DO I NEED A PERMIT? A building permit is required for the construction or alteration of any structure over 10m² (108 sq. ft.) in area; for example, a structure with outside dimensions greater that 3.16m x 3.16m (10.37 ft. x ft.). However all structures must still comply with zoning requirements. For information regarding minimum setbacks, lot coverage and height requirements, please contact Customer Service at The following is a list of typical projects that require a building permit: new buildings/ additions alteration/ renovation of an existing building attached or detached garages, carports decks/porches finishing a basement installing a fireplace, woodstove & chimney garden sheds (accessory buildings) over 10m² / 108 sq. ft. new, replacement, or repair of private sewage systems (See Septic System Guide) structural alterations to windows or doors one or two storey additions / solariums or sunrooms buildings less than 10m² / 108 sq.ft. containing plumbing or drains tents over 60m² swimming pool enclosures (See Pool Guide) signs retaining walls over 1.0m / 3 ft3in 3

4 BUILDING PERMIT PROCESS CHANGES AS A HOMEOWNER WHAT DO I NEED TO KNOW? If you own your home and are planning an addition, major renovation, or building a new home new legislation that became effective in January 2005 will affect you. There are three (3) major areas that you need to be aware of before making your application or hiring professional designers. 1. Design Professionals When hiring any design professional (whether this is a professional engineer or designer), you need to know that the newest legislation require these people to be qualified and registered with the Ministry of Municipal Affairs and Housing. You can check prospective professional status by phoning the Ministry of Municipal Affairs and Housing or by using their Public Registry (QuARTS). There are certain design groups that are not required to be qualified. Before hiring a designer or an engineer, be sure to confirm their registration and certification. MAH Contact Information By Phone Online (QuARTS) The Ontario Architects Association has a parallel system and administers their own registration system called Building Code Designation System (BCDS). Before hiring an Architect you should visit their website and use the Find Architect feature to look for an Architect and to confirm their registration and certification. OAA Contact Information By Phone Online (BCDS) As the owner of the property and the applicant for a building permit you are responsible for ensuring that you have hired qualified professionals. Your permit cannot be issued if you employ non-registered professionals, where registered professionals are required. By hiring a qualified professional designer you can be assured that they have passed examinations that confirm their knowledge of the Building Code. Further, these people may also be required to carry liability insurance. 2. Applicable Law Applications for a building permit cannot be issued where the application would be in contravention of Applicable Law. Applicable Law is any legislation deemed applicable to your application. For example, you may be constructing something with in a prescribed distance of a flood plain. Lake Simcoe Region Conservation Authority and Nottawasaga Valley Conservation Authority may have legislation in place that requires their approval. You would need to get approval from the appropriate Conservation Authority before your submission for a permit is deemed complete. It may not be feasible for you as the homeowner to know every piece of legislation that may affect your application. You will most likely be making a couple of trips to the Building Services where staff will assist you in determining Applicable Law and the steps that you will have to take prior to submitting you application for your building permit. 4

5 3. Complete Submissions When you are ready to make your application, you will be asked to make a declaration regarding a Complete Submission. By declaring a complete submission, you are telling us that you are employing only qualified design professionals (where required), your drawings are complete and meet all the requirements set out in our Building Bylaw and Building Code regulations, and that you comply with all Applicable Law. When you declare you have made a complete submission, we are bound by the new legislation to either issue your permit or give you a complete list of deficiencies within a prescribed time period. The two pages following contain a summary of general designer requirements for common building permit applications. Please refer to Building Code Regulations for your specific project. Our Building Services staff can assist with the interpretation of these requirements. Designer Requirements Summary Legend: R-Registration Q-Qualification 0- exempt from Registration or Qualification X-Registration or Qualification applies Note: This summary has been developed for generalized overview. Reference should always be made to the regulations for correct and detailed application of the requirements pertaining to designer qualifications. Summary of Qualification Requirements House, Semi & Townhouse Designed by R Q Category of Qualification Owner 0 0 New Building Tarion Builder 0 X House or Small Buildings Owner 0 0 Heating Ventilation & AC System Tarion Builder 0 X HVAC-House or Building (HVAC) Designer X X Services Plumbing System No Review of Drawings for permit issuance required Wood Stoves / Fireplaces All House Accessory to Housing Designed by R Q Category of Qualification Addition, Alteration or Repair Owner 0 0 House or Small Buildings Designers 0 X Deck or Porch (Appurtenant to a Owners 0 0 House or Small Buildings House) Designers 0 X Owner 0 0 New Detached Garage with Tarion Builder 0 X House or Small Buildings Dwelling above Accessory Building (Less than or Owner 0 0 House or Small Buildings equal to 50m²) Designers 0 0 Accessory Building (Greater than Owner 0 0 House or Small Buildings 5

6 50m²) Factory Built House Owner 0 0 House or Small Buildings Second Suite Added to House Owner 0 0 House or Small Buildings Designers 0 X General Building (Non Designed by R Q Category of Residential) Qualification New Small Building Owner 0 X Small Buildings New Large Building Owner 0 X Large Buildings New Complex Building Owner 0 X Complex Buildings Addition, Alteration or Repair of Owner 0 X Same as Building type Building Designer X X see above Structural Systems Owner 0 X Building Structural Plumbing Systems (Above Owner 0 X Plumbing All Buildings Ground Heating Ventilation and Air- Owner 0 X Building Services Conditioning Systems Miscellaneous Building Designed by R C Category of Element Qualification Incidental Appliances and All Designers 0 0 Equipment Pre Engineered Elements Competent Person 0 0 Grading Drainage All Designers 0 0 Underground Plumbing All Designers 0 0 Sewage Systems Registered Installer 0 0 On-site Sewage System Owner 0 0 Signs All Designers 0 0 Meets by-law Designated Structures Owner 0 X Building Structural Mechanical, Sprinkler & Fire Owner 0 X Detection, Lighting Protection Systems &Power and/ or Fire Protection Miscellaneous Buildings Designed by R Q Category of Farm Building (Less than or equal to 600 m²) Farm Building (Greater than 600 m²) All Designers 0 0 Qualification Owner 0 X Same as building type above Tents (Less than or Equal to 60m²) Tents (Greater than 60m²) NO PERMIT REQUIRED Owner 0 X Small Buildings 6

7 Notes to this Summary: 1. Registered, means the designer is registered with the Ministry of Municipal Affairs and Housing for the purposes of ensuring the designer carries the amount of insurance prescribed by the Ontario Building Code. 2. Qualified means the designer has successfully completed the examination program administered by the Ministry of Municipal Affairs and Housing in the category prescribed by the Ontario Building Code corresponding to the Building Type. 3. Categories of Qualification, means those categories listed in the Ontario Building Code. 4. Designed by, means an independent designer, an owner designer or a builder designer who carries out design activities related to a building. 5. House, means a detached house, semi-detached house, townhouse or row house containing not more than 2 dwelling units per house. 6. Accessory building means a detached structure accessory to the main building on the same property. 7. Small building means a building which is less than or equal to 600m² in building area, less than or equal to three (3) storeys in building height, and used for Residential, Business/Services, Mercantile, or Medium Low Hazard Industrial occupancies. 8. Large building means a building which is greater than 600m² or is used for Assembly, Care/Detention or High Hazard Industrial occupancies. 9. Complex building mans a building which is defined as a high building or contains an interconnected floor space. 10. Architects and Engineers are exempt from Ministry qualifications. Other Approvals In addition to, or instead of a building permit, you may require other approvals. During the presubmission consultation process our Building Services staff will let you know which approvals are necessary. Some examples are indicated below: 1. Committee of Adjustment If your proposal does not comply with the Zoning By-law, you may need to seek permission from the Committee of Adjustment for a minor variance. Please contact Customer Service at Site Plan Control If your property is in an area subject to site plan control, you will have to submit an application for site plan approval to Development Engineering Sevices, please contact Customer Service at Most Commercial and Industrial zones as well as any residential properties zoned one of the following: A. Residential Townhouse Zone, B. Residential Multiple Zone C. South Shore Woods contained in Subdivision Plan M-788 You are required to have a site plan agreement approved prior to applying for a building permit. 3. Demolition Permits In addition to a building permit, you may be required to obtain a demolition permit from Building Services if there are structures on the property that need to be removed. 7

8 4. Lake Simcoe Region Conservation Authority Lake Simcoe Region Conservation Authority approvals may be required if your property is located in a flood plain or is adjacent to any watercourse. You can contact the Authority at or 5. Nottawassaga Valley Conservation Authority Nottawassaga Valley Conservation Authority approvals may be required if your property is located in a flood plain or is adjacent to any watercourse. You can contact the Authority at or 6. Ministry of Transportation Ontario MTO A Building/Land Use Permit may be required from the Ministry of Transportation if the property located within 45 metres (148 feet) of any limit of a controlled-access highway or upon or within 395 metres (1296 feet) of the centre point of an intersection. You can contact the MTO through the Central Region Office at Ministry of the Environment -MOE If you are proposing a sewage/septic system that is larger than 10,000 litres per day, or is not fully contained on the property, it will now be reviewed as a sewage works by the Approvals Branch of the Ministry of the Environment (MOE) under the Ontario Water Resources Act. You may contact them at or for more information. 8. Entrance Permits If the application is for a new building on a vacant property not in a subdivision, you will require an entrance permit from the Town of Innisfil. Please apply at Customer Service. The location of the proposed entrance must be clearly marked by staking bars so that Roads Services can review it on an initial inspection. When construction of the house has been completed then you may call Customer Service to book a final inspection. Upon approval from Roads Services you will receive part or all of your deposit back subject to all deficiencies being rectified. Permits are valid only one year (12 months) of the application date listed on the permit, however you may apply for an extension provided it is before the original 12 months is over. If said works are not completed in that time period the permit becomes void and will be cancelled by the Town. Upon cancellation of the permit the applicant forfeits their refundable deposit and the Town will take the necessary steps to rectify the situation at NO cost to the Town. 9. Any other Applicable Law pursuant to the 2006 Ontario Building Code An Applicable Law Checklist can be found on the Applicable Law Checklist-attached. Each application for a building permit is unique and the applicable law that will apply to yours will vary. Preparing your application Prepare drawings which accurately illustrate the construction you propose. Develop your ideas on paper with to scale floor plans and specifications and/or have a qualified designer transform your sketches into proper plans. If you have a designer complete your to scale drawings please refer to the table of Qualification Requirements on page 5 & 6. 8

9 Zoning Requirements Zoning specifies the uses permitted within particular areas and contains regulations governing such things as building setback, height and lot coverage. You should contact Customer Service to determine the specific requirements for your specific project. Customer Service requires your street address and/or lot and registered plan number to establish the zoning requirements. Site Plan If you require a formal Site Plan Agreement or not, as referred to earlier, you will need to submit a site plan with your application. A site plan identifies buildings and other features in relation to property boundaries. The site plan should identify your existing house and proposed changes. Most of the information required for a site plan can be found on your property survey. You may have received one when you bought your home. If not you may need to hire a surveyor. Please contact the Association of Ontario Land Surveyors at , Toll Free or The following information should be shown on the site plan: Title and scale North arrow Overall building dimensions Property lines and dimensions Proposed construction and dimensions Proposed or existing septic system Rights-of-way and easements Setbacks to all property lines from existing and proposed structures Distance from septic system components to construction Street Name Location of Overhead Power Lines Ensure all existing structures size and location of all other existing buildings Above or In-ground Pools Foundation Plan A foundation plan is a drawing of the structure as seen as if it is cut horizontally a few feet below the floor lines. Each plan shows the interior layout in question as well as providing the structural information for piers or footings. The following information should be shown on a foundation plan: Cross section symbols Interior and exterior dimensions, including door and window sizes Location of plumbing fixtures Materials used and the extent and size of both the new and existing structure(s). Structural members and lintels, including their sizes Title and scale Footing and foundation locations Footing sizes Column and pier support 9

10 Floor Plans A floor plan is a drawing of the structure as seen as if it is cut horizontally a few feet above the floor lines. One floor plan is required for every floor of the house which is affected by the new construction. Each plan shows the interior layout in question as well as providing the structural framing information for the floor or roof above. The following information should be shown on a floor plan: Cross section symbols Interior and exterior dimensions, including door and window sizes Location of plumbing fixtures Materials used and the extent and size of both the new and existing structure(s). Room names and layout Structural members and lintels, including their sizes Title and scale Location of Smoke Detectors & CO Detectors if applicable Cross-Sections A cross-section presents a view of a house along an imaginary cut, 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 a cross-section is shown by the cross-section symbol on the floor plans. The following information should be shown on a cross-section: Extent of existing house and proposed additions Finished floor level and grades Heights and dimensions of doors and windows Room names Size and type of materials and finishes Title and scale Elevations Elevations show all views of a building. Elevation drawings may be required for any project which alters the exterior view of your house. The following information should be shown on an elevation: Extent of proposed addition and existing house Exterior finishes and materials Finished floor levels and grade Heights and dimensions of existing and new window and door openings Overall height of building Slope/pitch of new roofs, chimney locations Title and scale 10

11 Relevant Details More detailed drawings maybe necessary to fully explain a particular aspect of your project which varies from conventional construction practices. Truss Drawings If using engineered trusses please provide 2 copies of the layout and 2 copies of the sealed and signed truss shop drawings, these would normally be available from your lumber supplier. Engineered Floor Products If using an engineered floor system please provide 2 copies of the layout and/or 2 copies of the shop drawings either option would be sealed and signed, these would normally be available from your lumber supplier. Engineered Beams, Lintels, Joists If using an engineered specialty lumber products please provide 2 copies of the sealed and signed shop drawings, these would normally be available from your lumber supplier. HVAC Heating, ventilation and air conditioning mechanical system should encompass the heat loss calculation, ventilation summary, mechanical duct design and duct layout. Septic System Evaluation A septic system evaluation may be required if your proposed construction puts significant strain on your current system. A septic system upgrade may be needed. A licensed installer will be able to help you to complete Schedule 2 of the building permit application form. Submitting My Application A building permit application is available at or at the Town Hall, Customer Service, Lower level, 2101 Innisfil Beach Road, Innisfil, Ontario, L9S 1A1. If you would like a form mailed or faxed to you please call Building Services at extension 3504 or Your completed application package should be brought to Customer Service during working hours Monday to Friday between 8:30 & 4:30. If you have any questions the Permit Processor will walk you through your application package to ensure that it has all of the following components: 11

12 An example of a Complete Building Permit Application: 1. Two sets of fully dimensioned and scaled building plans (depending on the project foundation plan, floor plans, cross section, elevations, engineered products- truss drawings, engineered floor joists, engineered beam etc., and HVAC calculations-duct design, duct layout, mechanical ventilation summary) & septic review if applicable. 2. Two copies of your property survey or site plan. 3. A building permit fee in cash, Interac or cheque payable to the Town of Innisfil. The fees are determined by staff at Building Services and are based on the fees, in the Fees and Charges By-law. Please see the Permit Processor for your estimated fee. 4. Permit Application to Construct or Demolish must be fully completed (all fields filled in). 5. Designer who has prepared drawings must be qualified /registered. 6. The Designer or homeowner must complete all fields of the Schedule 1 of the permit application Licensed Installer or designer must complete all fields of the Schedule 2 of the permit application if applicable. 7. Home Builder /Vendor must be registered under TARION if applicable. 8. Plans / information submitted must comply with the Ontario Building Code. 9. Must be in compliance with applicable laws. 10. Applicable Agreements must be executed, such as Site Plan Control, Committee of Adjustment and Subdivision Agreement or any other agreement. Please note when a complete application is submitted to Building Services, your plans will be reviewed and you will receive a response within the timeframe stipulated by the Province as to whether your permit will be issued or denied. What Happens Next? After the Permit Processor has reviewed your application and considers it complete, it will be submitted to Zoning. Zoning reviews the requirements of your particular property, lot coverage, set backs, and heights of the potential structures. Zoning review is not committed to a Provincial timeline. Once the complete application has passed zoning review it is reviewed by Building Services. In Ontario a permit application must be reviewed within a specified time period starting the day after Building Services receives it back from Zoning. Each application will be thoroughly reviewed and will receive either: 1. a request for additional information listing out specific items, these items must be fulfilled prior to the continued processing of your application. 2. a call you to let you know if your permit is ready and you may come in and pick it up, you will also be made aware of any adjustments to the fee calculations. Note : A Permit is not considered issued until the applicant has picked it up. 12

13 Inspections When you pick up your permit package the following items will be enclosed: 1. A laminated signed copy of your building permit with the reverse side showing the list prescribed inspections. 2. The stamped Customer Copy of your plans/drawings. You may be required any or all of these prescribed inspections: Readiness to construct Footings (Prior to Pouring Concrete) Readiness to Backfill (Weeping Tile and Stone in place) Heating, Ventilation, Air-Conditioning Rough In Plumbing Rough In o Building Sewer o Building Drain Inside Test o Water Service Line o Drains/Vents/ Waste Tests o Water Distribution Tests Framing (all services including electrical roughed in) Insulation o Vapour Barrier o Air Barrier Occupancy (Safety Standards required) Final (All construction must be fully completed, all finishes must be completed) Inspections maybe booked with 2 business days advanced notice by calling Building Services (705) ext 3504, or through the Book An Inspection link on the Construction and Renovations page at 13

14 Applicable Law Checklist Town of Innisfil Building Department 2101 Innisfil Beach Road, INNISFIL, ON L9S 1A1 Tel: Fax: Application no. Address Date The following approval processes must be completed if they apply to this project, before a building permit can be issued. This listing is provided for convenience purposes only and does not necessarily describe every approval which may be necessary. For more detailed information about the application of these laws to any project, please contact the listed agency, or refer to the actual text of the legislation. For assistance in completing this form, please contact a Building Services Representative. Completing this form accurately and providing necessary documents will expedite the issuance of your building permit. Check if Applies Regulatory Authority Form of Approval Required Documents Received Y/N Local Municipality Planning & Zoning Minor variance Planning Act, s.45 Where application doesn t comply with all zoning provisions. Final and binding decision by Committee of Adjustment Contact: Town of Innisfil -Planning Services, Secretary-Treasurer to the Committee of Adjustment ext Zoning By-Law and Amendments Planning Act, s. 45 Where development requires amended zoning by-law Division of Land Ref. Planning Act Part VI Where land division required for zoning compliance Provincial Zoning Orders Planning Act, s. 47 For areas covered by Minister s zoning orders. Site Plan Approval Planning Act, s. 41 For development in site plan areas. Zoning by-law final and binding Contact: Town of Innisfil - Planning Services ext Registration of Plan or Deed Contact: Town of Innisfil - Planning Services ext Approval of the Minister Contact: MMAH Service Office Approval of site plans by municipality. Contact: Town of Innisfil - Planning Services

15 Planning & Development Act Where provincial planning control has been applied. Heritage Heritage Permits Ontario Heritage Act, s. 30(3),33,34 Where the property is designated or undergoing designation. Ontario Heritage Act, s. 27 Demolition or removal of a building listed in municipal register. Ontario Heritage Act, s. 42 Where land is in a heritage conservation district. Ontario Heritage Act, s.40.1 Property is in heritage conservation study area. Ontario Heritage Act, s & 34.7(2) Where property is designated by Minister of Culture Conservation Authority Conservation Authority Permit Conservation Act, s. 28 Where construction affects the control of flooding erosion, dynamic beaches, pollution or conservation of land. Provincial Applicable Laws Agriculture & Food Nutrient Management Act, 2002 s. 11 reg 267/03 Farm buildings housing animals or animal manure. Milk Act, s. 14 Where building used as a milk processing plant Approval of the Minister Contact MMAH Service Office Consent of Council to alter or demolish. Contact: Town of Innisfil -Clerk Services, Assistant Clerk, ext Expiration of 60 day notice of intent to Council Contact Town of Innisfil -Clerk Services, Assistant Clerk, ext Heritage permit issued by Council. Contact: Town of Innisfil - Clerk Services, Assistant Clerk, ext Compliance with heritage conservation study bylaw Contact: Town of Innisfil - Clerk Services, Assistant Clerk, ext Consent of Minister to alter or demolish. Contact: MOC Regional Conservation Advisor, Construction and fill permit Contact: Lake Simcoe Region Conservation Authority or the Nottawasaga Region Conservation Authority Ministry of Agriculture and Food Record of Approval of NMS issued by MAF Contact: P. Engineer Permit issued by the director, MAF Contact: Food Inspection Branch ext

16 Charitable Institutions Ministry of Health and Long Term Care Charitable Institutions Act, s. 5 Minister s approval of construction Where building is used for a charitable institution. Contact: Long-term Care Planning Child Care Centres Day Nurseries Act, s. 5, reg 262 Where building is used for a daycare Education Demolition of Schools Education Act, s. 194 Where school is proposed to be demolished. Environment Environmental Assessment Act, s. 5 Major industrial or commercial enterprises & Government projects. Brownfield Redevelopment Environmental Protection Act, s. 168 Where industrial or commercial property changed to residential or parkland use. Former Waste Disposal Sites Environmental Protection Act, s. 46 Where building on former landfill or waste disposal site Renewable Energy Approval Environmental Protection Act, s For renewable energy projects that use wind, solar, and bioenergy to generate electricity. Funeral Homes Funeral Directors and Establishments Act, s. 9 reg. 469 Ministry of Children and Youth Services Ministry plan approval Contact: Regional Office Ministry of Education Ministry approval of demolition Contact: Architect Ministry of the Environment Minister s Approval of Terms of reference & EA Contact: MOE Assessment & Approvals Record of Site Condition filed with MOE Conformance with Certificate of Property Use Contact: MOE Central Region Minister s approval to use the land Contact: MOE investigations & Enforcement Minister s Renewable Energy Approval Contact: MOE Assessment & Approvals Ministry of Consumer & Business Services Notify Registrar, MCBS Contact: Board of Funeral Services

17 Highways MTO permit Public Transportation Act s. 34/38 Where construction is adjacent to a highway, or is within 800m of highway & will generate major traffic. Long Term Care Homes Nursing Homes Act, s. 4,5 reg. 832 Homes for the Aged and Rest Homes Act, s. 14 Elderly Persons Centres Act, s.6 reg. 314 Construction, alteration or conversion of building used for a nursing home. Ministry of Transportation Building & Land Use permit issued by the MTO Contact: Regional Office of MTO Ministry of Health and Long-Term Care Minister s approval of construction Minister s approval of construction. Contact: Planning & Review Branch or MOH & Long Term Care Regional Office. TO BE COMPLETED BY APPLICANT PLEASE CHECK THE APPROPRIATE LINE 1. None of the items listed apply to this project. 2. All applicable law approvals have been completed, and approval documents are attached to this application. 3. The proposed construction or demolition requires one or more applicable law approvals which have not yet been completed. I have the authority to act on behalf of the corporation or partnership with respect to this application (if applicable). Signature: Name: Date: