KEJI Planners and Builders
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Do I need an architect?
As of January 1, 2006 you must be an Ontario registered Architect or have a valid BCIN (Building Code Identity Number) to apply for building permits in Ontario. This was introduced to speed up the permit issue process (10 working day turnaround) and puts the liability on the designer rather than the municipal plans examiner.

Always check with your local building authority.

A designer with a registered Building Code Identification Number can provide certified drawings for most projects. A structural engineer may be required for certain elements of the drawing certification, however this may not be a requirement and it can affect the overall cost and timing of the drawings for your project. All municipalities require stamped drawing/detail for structures, structural changes (floors, walls, roof systems, plumbing, mechanical and electrical systems.

Do I need a building permit?
YES: If you are affecting the structure of the building (Attached Decks, walls, roof, floors plumbing, electrical, mechanical systems, doorways, etc.)
NO: If you are not affecting the structure (Painting, decorating, replacing existing windows, doors, kitchen or bathroom cabinets or counters)
Always check with your local building authority at the planning stage for their requirements

Who is responsible for the building permit?
The property owner is responsible for the building permit.
We can apply on your behalf with our standard form authorized. We have established contacts and have a good working relationship with many building departments and this can save some time in getting permits processed and inspections done.

How do I budget for drawings?
Accurate, detailed drawings are one of the main ingredients to a smooth and successful project. Simple sketches with the elements you desire are a good starting point. There are certain requirements to formalize a drawing for permit application and the trades to understand. Communication of your ideas is key to a smooth project. Potential flaws in the design/layout usually will show up at this stage rather than during construction which can be costly.

New construction drawings are usually easier to layout as we are dealing with today's materials, technology and information.

Renovation drawings may have hidden factors within the older, existing building that are not obvious or visible until construction has started and this can run 10-50% above the original estimated price for any revisions that may be required during the project.

Much like a good road map to get to your destination, if you know exactly where you want to go, then your trip will be easier with accurate information. There are always options along the way that may be exercised and this may affect the budget as you go.

Generally pricing is based on a percentage of projected job cost . Larger jobs ($250,000.00 +) will be 3-5% for drawings. Smaller jobs can be up to 7% of the budget price.

We start with a retainer and an hourly rate that is deducted from the retainer as we go. This is all documented and broken down on your invoice. Remember, the more details you can provide, the easier it will be for your contractor to provide accurate timing and pricing.

What do permits cost?
There may be several permits required for your project.
Demolition/Parking generally runs $75.00 - $125.00
Building permits vary in each municipality. Some are based on % of construction cost and some have flat rate costs.
Plumbing/Heating/Hydro rates can be included with building permit

Example

Budget

Draw/Permits

1000 sf basement reno/finish (no structural changes)

$30 - 40,000.00

$500 - 1,000.00

House addition - 1000 sf 2nd floor

$130 - 150,000.00

$4 - 5,000.00

New Home - 3000 sf custom 2 story/full basement/double garage

$400 - 600,000.00

$10 - 14,000.00

 

What does construction cost?
To prepare a quote, the most accurate way is to have completed drawings and a detail list for contractors to review. Compare pricing with what is included/excluded in their quote. You have to compare apples to apples. The lowest price may be excluding some elements that may be charged as "extras" on the final bill. Go with who you feel the most comfortable with. Do they know details? Are they familiar with this type of work? Can they provide references?

Be sure that they have Liability Insurance & Workers Compensation. Do they have a warranty policy?

Comparable building materials are competitively priced in today's active market. Reputable trades and services also have very competitive rates. If there are sharp contrasts in pricing there is usually a good reason. Ultimately it is your project, your money and your investment.

Do we need a contract?
Yes. This protects both you and the contractor from any potential problems that may arise during construction. The scope of work, payment schedule, time frame allowed should be quite clear in the contract. There should be a provision for any changes/revisions during the job that can be added to this and initialed by both parties to keep the "surprises" at the end of the job to a minimum.

What areas have you worked in?

  • Metropolitan Toronto
  • Mississauga
  • Brampton
  • Caledon
  • King Township
  • Richmond Hill
  • Hamilton
  • Vaughan
  • Collingwood
  • Somerville Township
  • City of Kawartha Lakes
  • Town of East Gwillimbury
  • Adjala

Should I get references?
YES!!! A professional contractor will have photographs, possibly videos and a list of previous clients that you should be able to call anytime.

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