Here are the most common questions Ontario homeowners ask about building permits, BCIN designers, costs, timelines, and requirements. If you don't see your question here, contact us for a free consultation.
The Basics
What is a BCIN designer in Ontario?
A BCIN (Building Code Identification Number) designer is a professional licensed by the Province of Ontario to prepare and submit building permit drawings. BCIN certification is divided into categories based on building type: House (Part 9), Small Buildings (Part 3), Large Buildings, HVAC, and Plumbing. Ontario Design Studio holds BCIN certification for residential and small building design. All our drawings are prepared by our founder, a BCIN-certified designer with a civil engineering background. Learn more: What Is BCIN Certification in Ontario?
How much do building permit drawings cost in Ontario?
Costs vary by project type and complexity. Basement apartments typically range from $2,000–$4,000, home additions $3,000–$6,000, new homes $5,000–$10,000+, and deck permits $1,000–$2,500. Municipal permit application fees are additional. See our complete 2026 pricing guide for detailed breakdowns.
How long does it take to prepare permit drawings?
Ontario Design Studio typically delivers permit-ready drawings within 5 to 10 business days depending on project complexity. Rush turnaround is available on request. After submission, municipal review takes an additional 10–30 business days - see our detailed timeline guide.
Do I need a permit for a basement apartment in Ontario?
Yes. Converting a basement into a legal apartment in Ontario requires a building permit. Key requirements include minimum 1.95m ceiling height, 45-minute fire separation between units, proper egress windows, smoke and CO alarms, and a full kitchen and bathroom. See our 2026 requirements guide or our basement apartment permit service page.
Do you serve all of Ontario?
Yes. We prepare building permit drawings for projects across Ontario including Toronto, Mississauga, Brampton, Markham, Vaughan, Hamilton, Oakville, Burlington, and all GTA municipalities. We also serve clients in Ottawa, London, Kitchener-Waterloo, Barrie, and other Ontario cities. View all service areas →
What happens if my permit is rejected?
If you receive a deficiency notice, Ontario Design Studio can review the rejection, prepare corrected drawings addressing every deficiency point, and assist with resubmission. We deliver corrected drawings in 5–7 business days. Learn more about our permit deficiency resolution service.
Ready to start your project?
Ontario Design Studio delivers BCIN-certified, OBC-compliant building permit drawings across Ontario and the GTA. Call 416-558-9607 or request your free quote.
Permits & When You Need One
Do I need a permit to remove a load-bearing wall?
Yes - removing or altering any load-bearing wall requires a building permit with structural drawings showing the beam and post design. Removing one without a permit is one of the most common causes of failed home sales and insurance disputes. See our load-bearing wall permit page.
Do I need a permit for a deck in Ontario?
Generally yes, if the deck is attached to the house, larger than 10 m² (108 sq. ft.), or raised more than 24 inches above grade. Small, low, detached platforms are often exempt - but exemptions vary by municipality, so confirm before building.
Do I need a permit for a shed or detached garage?
Structures over 10 m² (108 sq. ft.) require a permit, as does any accessory structure containing plumbing. Under that size, most municipalities exempt them from permits - but zoning setbacks still apply.
Do I need a permit to finish my basement (without a separate unit)?
Usually yes - adding or moving walls, installing a bathroom, or altering structure, plumbing, or HVAC triggers a permit even for a simple rec room. Pure cosmetic work (paint, flooring, trim) does not.
What happens if I build without a permit in Ontario?
Municipalities can issue stop-work orders, require you to uncover or remove finished work, and prosecute under the Building Code Act with fines up to $50,000 for a first offence (individuals). Unpermitted work also surfaces during home sales and insurance claims. If it's already built, see our guide to legalizing unpermitted work.
Can I do the construction work myself?
As a homeowner you can generally do your own construction on your own home (electrical work has special rules through the ESA) - but the permit drawings must still be prepared by a qualified BCIN designer, architect, or engineer unless you qualify for the owner-designer exemption and can meet OBC documentation standards yourself.
Basement Apartments & ARUs
What makes a basement apartment "legal" in Ontario?
A building permit for the conversion, OBC compliance (1.95 m minimum ceiling height, 45-minute fire separation, egress windows, interconnected smoke/CO alarms, proper ventilation), plus municipal registration where required (e.g., Mississauga, Brampton, Markham). All three layers matter - see our 2026 requirements guide.
Are there grants for building a basement apartment or garden suite?
Yes - several municipalities currently offer significant incentives: Burlington up to $95,000 in forgivable loans, Hamilton up to $40,000 per unit, Mississauga permit-fee refunds, and Toronto development-charge relief. See our 2026 ARU incentives tracker for the full list.
How many units can I add to my house?
Provincial rules allow up to three units on most residential lots (e.g., main home + basement suite + garden suite), but each municipality implements this differently - Brampton allows three with registration, Mississauga two ARUs, Oakville two additional units. Check your city's page on our site or ask us.
Does a legal basement apartment need its own entrance?
It needs safe, code-compliant egress - commonly a separate side or rear entrance. Cutting a new basement entrance requires its own permit and structural details; see our separate entrance permit page.
Drawings & Applications
What drawings do I need for a building permit?
A typical residential package includes a site plan (based on your survey), existing and proposed floor plans, elevations, cross-sections, structural details, and energy-efficiency compliance (SB-12). Municipalities reject incomplete packages, which is the most common cause of delays.
Do I need a survey for my permit application?
Most municipalities require a site plan based on a legal survey. Some (like Brampton) explicitly require a legible survey with the application. If you don't have yours, we can help you source one before drawings begin.
Can I use drawings I found online or from a previous project?
No - permit drawings must reflect your specific property, zoning, and the current Ontario Building Code, and must carry a qualified designer's information. Toronto does offer free pre-approved garden/laneway suite plans, but they still require site-specific adaptation and a permit application.
Do you submit the application for me?
Yes. We prepare the drawings, complete the application forms, submit through your municipality's portal (ePlans, ePLAN, eCheck and others), and respond to examiner comments until the permit is issued.
What is Schedule 1?
Schedule 1 is the designer information form attached to every Ontario permit application, declaring who designed the project and their BCIN qualification. We complete and sign it as part of every package.
Timelines & Municipal Review
How long does municipal review take?
Ontario sets legislated review targets: 10 business days for houses, 15 for small buildings, 20–30 for larger projects - counted from a complete application. Deficient submissions restart the clock. Full details in our timeline guide.
How long is a building permit valid?
Generally, construction must begin within 6 months of issuance or the municipality may revoke the permit. Once started, keep the project active and book inspections at required milestones through to final sign-off.
What inspections will I need?
Typical residential milestones: footings/foundation, framing, insulation/vapour barrier, plumbing rough-in, HVAC, and final. Your permit documents list the required inspections for your specific project - missing one can hold up occupancy.
Can I start construction while the permit is under review?
No. Starting before issuance risks a stop-work order, fines, and being required to expose completed work for inspection. If your timeline is tight, rush drawing service plus a complete first submission is the fastest legal path.
Costs & Working With Us
What's the difference between a BCIN designer and an architect?
For houses and small buildings (OBC Part 9), a BCIN designer is fully qualified and typically costs significantly less than an architect. Architects are required for larger, more complex buildings. Most residential projects - basements, additions, garden suites, decks - are squarely BCIN territory.
Are municipal permit fees included in your price?
No - our fee covers the drawing package and submission support; municipal permit fees are paid to the city and vary by project size. Note that several cities currently waive or refund permit fees for ARUs (see our incentives tracker).
Can I get an instant estimate?
Yes - use our free permit drawing cost calculator for an instant range based on our published pricing, or call 416-558-9607 for an exact quote within 24 hours.
Do you handle commercial projects?
Yes - retail, restaurant, office, and other commercial fit-outs and renovations. See our commercial permit timeline guide for what to expect.
How do I verify your credentials?
We are BCIN-certified, registered with the Ministry of Municipal Affairs and Housing. You can verify any Ontario designer through the Ministry's public QuARTS registry - we encourage every homeowner to check before hiring anyone.