FAQs - Design, Drawing, permit

It depends on the scope. Cosmetic updates, new countertops, backsplash, painting, and replacing fixtures at existing locations, typically do not require permits. Structural changes such as removing a wall for an open-concept kitchen require a building permit with engineering drawings. Plumbing rough-in modifications and electrical work beyond replacing existing fixtures also require permits. We assess permit requirements for every project during the consultation and manage all applications in-house.
Cosmetic updates, replacing tile, a vanity, a toilet, or a light fixture, generally do not require permits. Plumbing rough-in relocations such as moving a drain or relocating a shower require a plumbing permit. Structural changes and electrical work beyond fixture replacements also require permits. We assess permit requirements during consultation and manage all applications. You never have to navigate the permit process yourself.
In Ontario, permit drawings for most residential renovation projects can be prepared by a BCIN-qualified designer, a professional who has passed the provincial OBC examination. A licensed architect is not required for most kitchen and bathroom renovation permits. For projects involving load-bearing wall removal, drawings must also be stamped by a licensed P.Eng. We coordinate both BCIN-qualified design and structural engineering for every project that requires them.
Plan for 4 to 8 weeks from a complete and accurate first submission to permit issuance in most GTA municipalities. Our complete, code-compliant first submissions minimize comment rounds and reduce total approval time. For structural modifications requiring Committee of Adjustment approval for zoning variances, plan for 3 to 4 additional months.
Yes. Design, drawings, and permit management are included as part of our comprehensive renovation scope. We do not quote a construction price and then add design and permit costs as separate invoices. Every renovation estimate includes the design phase, required drawings, and all permit applications as part of the clearly stated project scope.
We review all comments or rejection feedback immediately, prepare the required changes to drawings, and resubmit promptly. We manage all communication with the building department and ESA throughout the process. You are never required to contact a permitting authority yourself.
No. Construction cannot legally begin before permits are issued. However, during the approval period we use the time productively, procuring materials, scheduling trades, and finalizing material selections, so that construction can begin efficiently the moment all approvals are in hand.
We review existing drawings for code compliance, accuracy, and suitability for your project goals. If they are complete and accurate, we can use them. If they require revision, we update them. We always give you an honest assessment of drawing quality before proceeding.
Yes, with implications. Minor changes that do not affect regulated elements, finish selections, fixture choices, minor layout adjustments, are manageable through a change order process. Changes that affect permitted elements such as moving a drain, changing a wall opening, or altering an electrical circuit configuration require revised drawings and resubmission.
Proper design prevents expensive functional problems. A kitchen where the range is too close to the refrigerator creates daily workflow friction. A bathroom where the exhaust fan is undersized will have chronic moisture and mould issues. A shower with inadequate drain slope will pool water. A kitchen hood undersized for the equipment will fill the open-concept space with cooking odours. Our design process addresses every functional requirement, not just the visual outcome.