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Building and Inspection |
| Important Notice to all Designers |
| Bill 124 (Ont. Reg. 305/03) requires that persons making an application for a building permit will be required to have mandatory building code knowledge examinations and be registered with the Ministry for designers of buildings. This will also require mandatory minimum required levels of professional indemnity insurance. |
All building drawings that are being submitted will be assessed by the Building Department to determine if a designer is required to be registered with the Province. |
Exemptions:
- Homes designed by a builder who is registered under the Ontario New Home Warranties Plan Act in which the builder has successfully completed an exam with the Ministry relative to the proposed construction.
- A home (only) designed by the owner.
- Farm buildings of low human occupancy which are 2 stories or less, which are less than 600 meters squared in building area.
- Additions to dwelling units.
- Accessory buildings less than 50 meters squared.
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| All other building permit applications will require the designer to be identified along with proof of registration with the Province. Please refer to the Ministry’s Web site at: www.obc.mah.gov.on.ca for further updates to this legislation. |
Please note that this is proposed to come into effect July 1, 2005.
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Why are Building Permits Required?
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Building permits are necessary to ensure that zoning requirements, fire and structural safety standards and other building standards are met
Zoning requirements are contained in the Zoning By-law.
The building standards are contained in the Ontario Building Code, which is a provincial regulation administered by the Ministry of Municipal Affairs
Under the Building Code Act, local governments are given authority for the enforcement of the Ontario Building Code within the municipality
The Ministry of Municipal Affairs maintain a web site which contains useful information under Ministry of Municipal Affairs.
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Projects That Require a Building Permit
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Building Bylaw 069-03
Under the Ontario Building Code Act, a building permit is required for the construction or alteration of any structure over 10m2 (108 sq. ft.) in area or any structure attached to an existing structure.
An example of this would be a structure with outside dimensions greater that 3.16m x 3.16m (10.37 ft. x 10.37 ft.)
Typical projects that require a permit are:
- new home construction
- commercial, industrial, institutional buildings, including change of use
- farm buildings: pole barn, silo, underground storage and manure tanks etc
- boat houses
- one or two storey additions or additions of any size that increase the total building area to 10 m2
- attached or detached garages and carports
- second dwelling units
- conversion of a garage to living space
- relocation of an existing structure
- demolition of existing structures
- new, replacement or repair of private sewage systems
- plumbing located on the property: including water pipe, storm and sanitary drainage piping, and backflow prevention devices etc.
- adding or removing walls
- decks (see exceptions in projects that do not require a building permit)
- porches (covered /uncovered and sunrooms)
- basement or main floor walkouts
- new or structural alterations to windows, doors or roofs
- swimming pools, above-ground and in-ground (as per the Swimming pool Fence By-law)Swimming Pool By-Law
- retaining walls exceeding 1m (3 ft 3in)
- new gas or wood burning fireplace
- completion of roughed-in fireplaces
- floor layouts for commercial / industrial units
- new fire sprinkler systems
- new fire alarm systems
- suppression systems
- signs as per OBC
- tents as per OBC
- spray booths
- installation of magnetic locking devices
- satellite dishes attached to a building
- communication towers
- pedestrian bridge appurtenant to a building
- a crane runway
- exterior storage tank and it’s supporting structure
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Although you may not require a building permit, you are still required to meet the requirements for zoning.
A building permit is not required for a detached accessory structure which measures less than 10m2 (108 sq. ft) that does not have plumbing installed (an accessory structure is any building or structure other than the house)
The following are sample projects which do not require a permit:, however they may be subject to zoning requirements:
- pool heaters
- painting and decorating
- landscaping (except retaining walls may require)
- fences (except around pools)Swimming Pool By-Law
- eaves troughs
- small sheds under 10m2 (108sqft)
- kitchen or bathroom cupboards without plumbing
- free-standing satellite dishes less than 5 m2
- uncovered decks not attached to a building that are 600 mm or less above the adjacent ground level
- roofing materials,
- exterior wall cladding, (except on zero lot lines and veneer requiring structural support. E.g. brick )
- storm windows, storm doors,
- masonry repair, (non-structural)
- caulking,
- all such work as occurs in or on a previously existing building that does not include structural changes or effect the life safety systems of the building
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It is important to develop your idea on paper with rough floor plans and specifications
It is desirable to have a qualified designer transform your sketches into proper plans, you are required to submit 2 scaled copies (see required drawings)
All work indicated on your drawings must conform to the Ontario Building Code and the Town Of Innisfil Zoning By-laws.
Zoning concerns to be directed to the Zoning Department.
The applicable Zoning By-law relating to your subject property will be reviewed and it must convey such information as street address, lot number, lot and concession number and ownership of the property
The Zoning By-law specifies the uses permitted and contains regulations governing such items as building setbacks, height, area and permitted lot coverage percentage
Certification by a Professional Engineer is required for certain prefabricated structures or construction components. Common are: structural slabs greater than 538 sq ft, roof truss framing, pre-manufactured beams, lintels and joists Submit these items with your application or prior to the framing inspection
Architect and/or Engineer are required for certain buildings as determined by OBC Part 2
In addition to the building drawings, you may be required to supply information on plumbing and heating systems (note: Heat loss calculations are required )
If a home is to be built using a private sewage disposal system, like a septic tank, a separate permit is required from the Building Department before the building permit can be issued
Confirm that you are not located within the Conservation Authority jurisdiction. If your property is located within one of the controlled areas, you are required to obtain their approval to construct and submit written confirmation from them.
Lake Simcoe Conservation - http://www.lsrca.on.ca
Nottawassaga Valley Conservation - http://www.nvca.on.ca
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The following plans are required which will accompany the building application
Site Plan/ Legal Survey - which identifies all buildings and other features in relation to property boundaries such as property lines, streets, easements and other buildings/ structures
The information required may be found on your property survey
A complete survey may suffice instead of a site plan but this must be confirmed by the Building Inspector
All structures, existing and proposed, must be fully dimensioned. Provide the total floor areas for each floor level, garage and accessory structures which include all decks and porches
Research & provide the zoning designation for the property to determine any potential lot coverage and zoning issues (heights and setbacks)
The following information is required to be located on a site plan:
- Scale
- Legal description
- Street names
- North arrow
- Property lines with dimensions
- Setbacks to all property lines from existing and proposed structure(s)
- Proposed Construction (in a shaded format)
- Overall building dimensions and number of stories
- Rights-of-way and easements
- Indicate if property is municipally serviced with water and /or sewer connections
- Wells & septic system on the property and adjacent properties including setbacks from proposed structures
- Lot coverage including percentage of current, proposed and allowable coverage. Note: all accessory structures, decks & porches are to be included
- Laneway/ driveways
- Lot drainage patterns
Foundation Plan - which identifies the size, material and shape of foundations, dimension and note all concrete walls, slabs, piers, pads and footings
Floor Plan & Framing - the floor plan provides a "bird’s eye view" of the various floors of your house including:
Life safety electrical systems (eg. smoke & c.o. detectors)
Scaled dimensions of the exterior & interior partitions, rooms, halls and stairs of each floor including all openings (windows and doors)
the size, direction and spacing of structural members (joists, beams and lintels for example)
ie. Foundation plan will show the main floor framing, main floor plan will indicate the upper floor framing and the upper floor will indicate the ceiling joist or roof system
The following information should be shown on a floor plan:
- Title and scale
- Room names
- Interior and exterior dimensions, including door and window widths
- Structural members and lintels, including their sizes
- The materials used and the extent and size of both the new and existing structure(s) including plumbing
- Cross-section location symbols
- Location of plumbing fixtures and floor drains
- Fire separations
- Area of each floor
Cross Sections - this 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. Note: all floor plans to be cross referenced from the building section
Cross-sections indicate how the roof, wall and floors are to be constructed, indicating heights and transfer of loading for all structural components
Cross-sections through the proposed and existing structure(s) is 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, although a larger scale drawing may be necessary to fully explain a particular aspect of your project which varies from conventional construction practices:
- Title and scale
- Foundation and footing sizes
- Room names
- Heights and dimensions of doors and windows
- Size and type of materials and finishes
- Finished floor level and grades
- Extent of existing house and proposed additions
- Insulation, air and vapor barrier
- Fire rated assemblies
- Building Elevations - identifies how your project is going to appear from the outside, such as exterior materials, as well as relation to finished grade or to other existing buildings
- Elevation drawings may be required for any project which would alter the exterior view of your house
- For additions and alterations, pictures of the affected areas assist greatly in the review of the proposed work
- The following information should be shown on an elevation:
- Title and scale
- Footings (including stepped footings)
- Height and dimensions of existing and new window and door openings
- Exterior finishes and materials
- Finished floor levels, heights and grade
- Extent of proposed addition and existing house
- Clearly identify new construction from existing
- Overall height of building
- Slope/pitch of new roofs
- Limiting Distance and unprotected openings (calculate where applicable)
- Engineered Floor and Truss Drawings - required on all submissions where engineered products are being utilized
- Engineered Plumbing and HVAC Drawings - required on all commercial industrial type buildings
When you are considering a project which may include renovations or construction of a house, there may be additional approvals required from other authorities. Please contact your Building Department to assist you in obtaining these approvals.
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Your completed application form should be brought to the Building Department accompanied by:
Two sets of building plans (site plans, floor plans, elevations and/or cross-sections, details specific to the application)
Three sets of building plans for commercial, industrial, institutional, and assembly properties or buildings under Part 3 of the OBC
Two copies of your property survey or site plan
Demolition permit, submit 2 copies of the site plan indicating the existing building to be removed with its dimensions and area. A letter may be required from the owner authorizing the demolition if the applicant is not the owner.
The building permit fee deposit in cash, debit or cheque made payable to "Town Of Innisfil" at which time a receipt will be issued. The fee is determined the deposit fee schedule.
Incomplete applications or drawings may be not be accepted (e.g. drawings not to scale)
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The application will be reviewed with regards to the Zoning By-law dealing with the proposed use, minimum setback requirements, lot coverage and building height etc.
Staff will review submitted confirmation of approval from other departments or agencies, (conservation authorities, MTO, Consumer Affairs etc.),
If your proposal does not comply with the Zoning By-law, you may seek permission from the Committee of Adjustment for a minor variance.
The plans will be reviewed for the proposed construction to ensure compliance with the Ontario Building Code
Staff will review the plumbing and sewage systems for compliance with the Ontario Building Code and applicable laws
Staff will complete the fees for the building permit, it will be payable upon picking up your permit
When review of the application is complete, you will notified the permit fee balance remaining and if there are any outstanding requirements or problems, and at this time you will be able to pick up your building permit at the Building Department
Once you receive your permit, ensure that the permit and approved drawings are available on the construction site and the placard is posted in a front window or door, visible to the street.
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Remember to call the appropriate utilities before you dig:
Bell Canada
1-800-400-2255 or 310-BELL
Call cable locate at least two business days before digging
Enbridge Gas
http://www.enbridge.com
1-800-400-2255
Hydro One Networks
Residential, farm & small business accounts: 1-888-664-9376
Seasonal accounts: 1-877-534-3797
Large business accounts: 1-877-447-4412
Electricity Restructuring hotline: 1-877-385-1559
Power outage and emergency number: 1-800-434-1235
Town of Innisfil
Operational Services
Rogers Cable Solutions
http://www.rogers.com
Service and Repair
1-888-ROGERS1 (1-888-764-3771)
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Each permit application states its required inspections; please see your placard for the required inspection. The common inspections are:
- Footings - prior to pouring concrete;
*once excavation is completed and forms are in place and leveled. If using rebar, it must be in place
- Foundation - prior to back fill;
*once drainage tile, aggregate and foundation coating are in place and prior to backfill.
- Framing - this includes rough-in plumbing, heating, and some electrical;
*once windows, doors, roofing are in place and prior to insulation and vapor barrier.
- Insulation - prior to drywall;
*once insulation, vapor barrier and sealant to all exterior penetrations is in place and prior to Gypsum Wall Board is in place.
- Occupancy - this is for Occupancy Permit;
*once all fixtures, heat system, and all safety issues are addressed.
- Final - once lot grading, sodding, and all deficiencies are corrected,
- Septic Inspections include:
a) Test Hole for soil conditions and water table evaluation,
b) Prepared site, graded and scarified prior to fill replacement,
c) Complete installation with all components visible,
d) Final- Graded and sodded- alarmed.
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Do I need a building permit and/or other approvals?
Do my drawings comply with the Ontario Building Code?
Does my project conform to the zoning by-law?
Do I require Conservation Authority approval?
Do I require other approvals from other authorities having jurisdiction?
Can I prepare the required drawings myself or should I hire a professional?
In submitting my application do I have:
- a completed application form
- two (or three where applicable) sets of building plans
- cash or cheque for the building permit fee
- Have I paid any additional deposits or fees if required and presented the receipts at the service counter?
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Connection charges may apply to those developments which connect to the Township's water and sanitary sewer system. Contact customer service.
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As part of your building permit fee, you may be required to pay a development charge. Consult the Building Department regarding potential fees and charges. (Hyperlink to schedule to Bylaws No. 062-99, 017-02 and 056-02
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The fees for a building permit are set by Council and are enforced after the day of passing of the by-law.
To view the required fees click on the link (Hyperlink to the Building By-law 069-03
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An entrance permit may be required for newly created lots or existing lots on title. Contact the Customer Service to obtain an Entrance Permit.
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www.innisfil.ca
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