Toronto is a true metropolis. The downtown core is the nucleus, with energy and growth expanding outward into surrounding neighbourhoods.
With that growth comes opportunity. Toronto home owners can participate by building new, adding to an existing house, renovating, creating additional dwelling units or repurposing an existing property.
Many of these projects require house building permit drawings before construction can begin. In Ontario, there are three common routes for preparing residential permit drawings:
- An architect
- A qualified BCIN designer
- The property owner
Professional engineers may also prepare designs within their area of practice and are commonly involved where structural, mechanical or other engineering is required.
Ontario’s Building Code Act places responsibility on designers to prepare designs that comply with the Building Code, remain within their qualifications and provide enough information for permit review and construction.
What Is an Architect?
Architects in Ontario are regulated professionals with a broad scope of architectural practice.
They commonly work on custom homes, commercial buildings, multi-residential projects and larger or more complex developments. Some buildings also require professional design by an architect or engineer because of their size, occupancy or construction type.
For residential work, licensed architecture companies in Toronto may be a good fit for projects with a high level of design complexity, unusual site conditions or a broader professional scope.
What Is a BCIN Designer?
A BCIN designer is a designer who has completed the applicable Ontario Building Code examinations and is registered to practise within specific categories of qualification.
For residential work, this can include:
- custom homes
- home additions
- interior renovations
- basement renovations
- secondary suites
- multiplex conversions
- garden suites
- laneway suites
- decks and porches
The 2024 Ontario Building Code includes qualification requirements for designers in Division C.
A BCIN registration confirms that the designer has met provincial qualification requirements for their registered categories. Experience, education, design ability and technical knowledge can still vary significantly between individual designers.
Many BCIN designers are architectural technologists or building designers with extensive education and professional experience. Some may have worked in architecture firms for years before choosing the BCIN route.
When comparing architecture companies in Toronto, look at the person or firm’s actual experience with your type of project, along with their professional qualifications.
Can a Home Owner Prepare Their Own Permit Drawings?
In some cases, a property owner can prepare their own permit drawings.
For a simple project, this may be practical if the owner understands drafting, construction, zoning and the Ontario Building Code.
Larger renovations, additions, secondary suites and new homes involve considerably more coordination.
A residential permit set may need to address:
- zoning and setbacks
- existing and proposed construction
- structural requirements
- fire separations
- insulation and energy efficiency
- stairs, guards and exits
- room sizes and ceiling heights
- plumbing and mechanical systems
- site conditions
- municipal requirements
The Ontario Building Code establishes minimum requirements for areas such as public safety, fire protection, structural sufficiency, accessibility and energy efficiency.
For most substantial residential projects, working with a qualified professional is usually the most efficient route.
Architect vs. BCIN Designer: Which Should You Choose?
For many Toronto building permits involving houses and small residential buildings, either an architect or a properly qualified BCIN designer may be able to prepare the architectural permit drawings.
The right choice depends on the type of project, the required qualifications and the experience of the individual professional/architecture companies in Toronto.
A BCIN designer can have just as much, and in some cases more, education or practical residential experience than an architect. The professional path is different, and the title alone does not tell you who is better suited to your project.
The best approach is to review qualifications, experience, past work and scope of service before making a decision.
3 Essential Tips for Choosing a BCIN Designer in Toronto
1. Check Their Qualifications and Insurance
Ask for the designer’s BCIN and confirm that their qualifications cover the type of project you are planning.
You should also ask about insurance.
Professional designers may carry Errors & Omissions insurance for claims related to professional services and Commercial General Liability insurance for general business risks.
A professional firm should be able to clearly explain its registration, qualifications and insurance coverage.
2. Review Their Past Projects and Experience
Look for work that is similar to your project.
If you are planning a Toronto addition, you want someone who regularly prepares building permit drawings for home additions and understands the zoning and Building Code issues that commonly arise.
The same applies to:
- custom homes in Toronto
- secondary suites in Toronto
- multiplexes in Toronto
- garden suites in Toronto
- major renovations in Toronto
Review the firm’s past projects, client reviews, drawing quality and experience working with municipal permit departments.
Professional affiliations can also provide useful context when evaluating a designer or company.
3. Understand What Is Included in Their Service
Permit drawings are only one part of many residential projects.
Before hiring a designer, understand exactly what they will handle.
A full-service residential design company may provide:
- zoning and feasibility review
- existing-condition site measurements
- architectural design
- house building permit drawings
- structural engineering coordination
- HVAC and mechanical coordination
- survey coordination
- building permit submission
- responses to municipal comments
- revisions during permit review
- support during construction
This is especially important when comparing quotes. Two companies may charge very different fees because the services included are completely different.
Choosing the Right Professional for Your Toronto Building Permit
The person preparing your drawings plays an important role in how smoothly your project moves from design through permit approval and construction.
Before hiring an architect or BCIN designer, consider:
- Are they qualified for your project?
- Do they carry appropriate insurance?
- Have they completed similar projects?
- Do they have strong client reviews?
- Are they familiar with Toronto and GTA permitting?
- Will they coordinate consultants?
- Will they handle the permit submission and municipal comments?
For many residential projects, a qualified BCIN designer in Toronto can provide an economical and effective route through the design and permit process.
The key is choosing someone with the right combination of qualifications, experience and service for your specific project.
House Building Permit Drawings in Toronto
ARCH Drafting provides residential design and house building permit drawings in Toronto and across the GTA.
Our work includes custom homes, additions, renovations, secondary suites, multiplexes, garden suites and other residential projects.
Services can include feasibility review, site measurements, architectural design, consultant coordination, permit drawings, building permit submission and ongoing support through the municipal approval process.
Our goal is to take your project from the initial idea through a clear, coordinated and permit-ready design.