About our Architectural Design & Permit Services…
Through a growing number of architectural member-specialists across the region, The Renovation Co-op offers a wide variety of Design & Permit Services, which are sold separately to its registered clients.
These include services performed at all levels by its Member-Architectural Designers (BCIN’s), Structural Engineers (P-eng’s), Mechanical Engineers, Interior Designers and 3-D Rendering Specialists.
The Renovation Co-op provides all Architectural Design & Permit services separately. You are never obligated to purchase the actual renovations. This gives you complete ownership and control over your own drawings.
It is not uncommon for a general contractor to include the cost of architecture in the total contract price. However, in such arrangements it is the contractor (not the client) who actually owns and controls the drawings.
When you present your own architectural drawings and completed permit to a contractor (whether through The Co-op or not) for an estimate:
1- The contractor must now base the price on a specific set of final drawings, leaving no room for guesswork or “game-playing.”
2- By having your permit drawings completed first, contractors will know that you are “ready to roll.” This lets a contractor give you an estimate based on job starting immediately, instead of some future, unknown date.
3- It also lets the contractor know that you are committed to getting the work done. as you have already purchased your drawings.
Note:
When you buy your drawings through a member-specialist, you’ll get a rebate up to $1,500 that is applied toward the final contract price (If the work is purchased from a member-contractor). see Architectural Rebate
Note: Over 85% of The Renovation Co-op’s Architectural Specialists are single-owner operators, each having relatively low overhead and administrative expenses.
This, in addition to our Subsidy & Rebate Programs is one of many cost-saving features offered by the Co-op to its member-contractors and architectural specialists.
In addition, there are wide ranges in the types and levels of service provided by the Co-op’s professional membership, resulting in close “match-ups” between the type and level of architectural service that is required for the client’s project and the group of member-specialists who are selected to bid on the project. See Member Bidding System.
The Renovation Co-op provides all Architectural Design & Permit services separately. You are never obligated to purchase the actual renovations. This gives you complete ownership and control over your own drawings.
It is not uncommon for a general contractor to include the cost of architecture in the total contract price. However, in such arrangements it is the contractor (not the client) who actually owns and controls the drawings.
The Permit Process…
Over the past few years, the process for applying for a building permit within Ontario has become more complex, especially in larger communities such as the Toronto GTA and its surrounding areas.
In response to the recent high volume of residential construction created by the demand for increased housing, municipalities throughout southern Ontario have becoming increasingly impatient with homeowners who do not follow the rules and/or procedures regarding permit applications.
This has led to a dramatic increase in the number of Permit Compliance Orders that are being issued each month, especially within the Toronto GTA.(see Permit Compliance Services below)
Given the mandatory years of experience required for membership into The Renovation Co-op, our architectural-specialists have gained well-earned respect and credibility from many municipal building inspectors and examiners, which provides an important professional representation for the homeowner (especially if the homeowner has had ongoing issues with the city.
Have you been issued a Permit Compliance Order?
A Permit Compliance Order initiated by a Municipal Building inspector can quickly turn into a serious issue. Such orders should be handled with care, speed and efficiency by a seasoned Architectural Specialist or Structural Engineer.
Recently, there has been a large increase in the volume of Building Permit Compliance Orders issued throughout the Toronto region.
A high percentage of these are issued due to serious safety and Ontario Building Code violations associated with existing Basement Rental Apartments, along with Basement Apartments that are currently under constructed without a Building Permit.
To address the high volume of inquires by homeowners who have been issued an initial warning by an inspector, or who have already been issued an official Compliance Order, The Renovation Co-op now offers its Permit Compliance Services, which are designed to quickly and inexpensively deal with the Order on behalf of the client.
This fast-paced service consists of a select group of The Co-op’s most experienced architectural and structural designers, each of whom has developed a high degree of earned credibility and experience in resolving all types of compliance-related issues.
To their credit, most city inspectors and examiners are, for the most part very reasonable and professional.
They also understand that the vast majority of complaints are initiated by neighbors, and will first ensure the validity of the complaint by visiting the home.
If the inspector determines that you should be for cited for a violation, the inspector will first give you a verbal warning and likely hand you a business card.
However, prior to that visit a compliance order file has already been created. A follow-up Compliance Order will be sent to you with a “date certain” for rectifying the issue. The due date will depend upon the inspector’s sense of urgency regarding the structure’s condition and safety.
However, it is important to mention that by this point, a temporary file has already been started pending the inspector’s verification of the offense.
Regardless, the verbal warning should be taken seriously. If you fail to act on this warning, an official “Order-to-Comply” will be sent to you, which spells out a definite date by which a building permit must be issued for the work to be completed, or for existing construdciton.
Unsafe Workmanship
In addition to citing structures that are unsafe, most Compliance Orders are issued for construction that has already been performed without a permit.
The Compliance Order will likely include a requirement for an examination by a licensed, structural designer. In order to obtain the permit, the specialist will have to produce drawings based on the way the structure is supposed to have been built, then compare it to the way it has actually already been built.
Regardless of how far the issue has gone, a Permit Compliance Specialist will act quickly to resolve the issue on your behalf. Once you engage a Co-op member-specialist, he or she will immediately contact the municipality to request that the the Compliance Order be set aside temporarily to allow enough time for the specialist to produce the appropriate drawings and paperwork required to obtain the Building Permit.
Structural Modifications
If your project involves the removal of a Support Wall, Basement Underpinning, a Basement Entrance or anything that requires some form of structural modification…the municipality will require a separate set of stamped structural drawings.
The Renovation Co-op provides access to the appropriate type and level of Structural Design Service that may be required for your specific project, including a member-Structural Engineer (P-Eng) or a licensed BCIN Designer who has been trained and licensed to provide drawings for such structural modifications.
As several of the Co-op’s member-architectural specialists (BCIN’s) have received the additional licensing required to provide drawings for residential structural modifications, you’ll definitely save money when you need a permit for a complex Kitchen Renovation (as an example), where a structural support wall has to be removed.
In such an instance, a structurally-qualified BCIN can provide the additional structural drawings as part of his/her own architectural contract, instead of having to refer that portion of the drawings over to a licensed structural engineer (P-eng).
That said, those member-BCIN’s who have acquired such structural qualifications will still normally request a review and “sign-off” from a licensed P-eng for a larger, more complex type of project, such as Basement Underpinning, a 2nd-Storey Addition or Custom Home, etc.
Layout & Design
When applying for a permit for most interior types of work, your drawings must be accompanied by set of existing floor plans as well as proposed floor plans. In addition, the permit application may also require front and side elevation drawings.
Your assigned design-specialist will look after all aspects of the required architectural and/or structural drawings, and provide professional measurements, layout, front and side elevations as required, along with 3D layouts (upon request).
The Renovation Co-op’s professional design-members know the importance of presenting all drawings in a very clear, easy-to-understand manner…not just for the client, but for all examiners as well.
Many permit approvals are held up due to lack of clarity on the part of less-experienced BCIN’s and other architectural service providers.
And considering the latest tools and software that have been made available to the industry, there is simply no excuse for such unreasonable holdups with permit application.
The Renovation Co-op accepts into its membership only those licensed designers who have had a minimum of 5 years experience within the industry. However, the average level of experience of our member-architectural specialists exceeds 10 years.
Surveys
If you do not have a current survey, you may have a difficult time when you attempt to apply for a building permit. In fact, most mortgage lenders require a recent survey in order to complete a mortgage loan application.
As an added architectural service, The Renovation Co-op now offers Architectural Survey Services.
When you request an estimate for your Drawings & Permit Services, please inform your assigned Client Service Rep, and the price for the survey will be noted separately as part of your Online Estimate Review.
Photo-Realistic
3D Renderings
3-D Renderings have become a standard add-on to most architectural drawings for the following purposes:
Pre-Selling Your Home
If you are renovating your home and intend to sell it, you may have to wait until the work is totally completed before being able to confidently invite buyers to view the finished work.
However, through the use of Photo-Realistic 3-D Renderings, you can offer a potential buyer a clean view of the renovations as completed, which can translate into a much faster sale and closing period.
3-D Drawings & Financing:
If you are seeking construction financing, your bank or lender will normally require a completed set of final drawings.
Unfortunately, it is not a good idea to rely totally upon the “imagination” of many loan officers who are at best, ill-trained in viewing most architectural drawings.
By submitting 3-D Renderings along with the proposed drawings to your lender, you won’t have to rely solely upon the loan officer’s personal “vision” of what your completed project will look like. As the saying goes: “One picture is worth a thousand words.”
In the “good old days,” (just a few years ago) the availability and expense of 3-D technology was impractical for such use.
However in today’s world, where the cost of 3-D Renderings has become so affordable and practical, they have become a common, integral part of the entire process.
The Laneway Suites Program
Introduction…
In June, 2018 the City of Toronto approved a zoning change that allows for the construction of “Laneway” Housing Units (also referred to as “Carriage Houses).
This bold, innovative legislation now enables many homeowners to convert their rear, detached garage (or empty backyard space) into a 1-2 story rental property without the need for going through a Committee of Adjustment review.
Note: There are some restrictions. For example, the structure must be fully detached from the main house.
There are other specific restrictions that apply with regards to obtaining a building permit, etc. For details go to https://werenovate.net/planningapp to request an estimate for drawings & permit process. You will be contacted immediately.
The new approval for laneway housing represents a meaningful solution to the lack of rental housing within the core of the city, and also adds a new option for renters in the type of units that are close to transportation.
Laneway Suites…continued
The design & style of a Laneway House is almost limitless, as these units are fully detached from the main house itself, which makes the design independent from the main house’s design.
Rental Income & Added Property Value: Depending upon the design, the type of accommodations you decide to add within the unit, as well as the area, high-quality tenants will pay a premium price for such a desirable rental unit.
Compared to the added-value created through the conversion of your basement into a rental apartment (which can be substantial unto itself), the-added value from the construction of a separate, income-producing Laneway Rental Unit will be unsurpassed.
In addition, for those homeowners who prefer not to have “total strangers” living in their basement, a laneway rental unit offers a high degree of privacy.
Estimating Procedures
Member-Bidding for
Architectural Estimates:
Although estimates for Architectural Services are processed separately from General contracting estimates, the same member-bidding system is used. see Estimating Procedures
Upon the viewing of the project, a bid request, or “Invitation to Bid” is submitted only to those member-architectural/structural designers who most regularly provide the type and level of service required to fulfill the client’s specific project
In other words, if you need drawings and a permit for a Basement Entrance, the bid request would not be submitted to those specialists who mostly provide drawings for large additions and/or custom homes.
As with bids that are submitted to General Contractors for the actual renovations, this selective targeting of specific types and levels of member-services for each project keeps the bidding within more stabilized levels, with less chance of prices being “all over the board.”
The following is a sample screen a member-designer may see as part of our Member- Bidding system:
Although estimates for architectural services are processed separately from general contracting, the same member-bidding system is used.
Upon the viewing of the project, a bid request, or “Invitation to Bid” is submitted only to those member-architectural/structural designers who most regularly provide the type and level of service required to fulfill the client’s specific project
In other words, if you need drawings and a permit for a Basement Entrance, the bid request would be submitted only to those specialists who regularly provide drawings for Basement-related projects.
As with bids that are submitted to General Contractors for the actual renovations, this selective targeting of specific types and levels of member-services for each project keeps the bidding within more stabilized levels, with less chance of prices being “all over the board.”
The following is a sample screen a member-designer may see as part of our Member- Bidding system:
For more details see Estimating Procedures
Estimate Request:
