DESIGN COORDINATION SERVICES

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No, Northcon Corp is not an engineering firm. We are a construction company specializing in basement entrances and related services. We collaborate with independent third-party architects and licensed engineers to prepare the required drawings and approvals. Our role is to provide design feedback based on site conditions, measurements, design requirements, and other constraints, and to facilitate the overall process for our clients. This ensures that all permit applications and construction plans are completed in coordination with the appropriate licensed professionals. 

A building permit is essential to ensure that construction projects comply with local building codes and regulations, ensuring safety, structural integrity, and adherence to zoning requirements. 

Having a building permit offers several benefits, including ensuring safety compliance, legal adherence to regulations, maintaining property value, and facilitating a smooth construction process through inspections and professional oversight. 

A legal basement, recognized as a second dwelling unit, is intended for rental purposes. The design of a legal basement must align with the Ontario Building Code, necessitating a separate entrance and an egress window. In contrast, a personal use basement, granted by a finished basement permit, is tailored exclusively for personal use without rental purposes.  

These terms, 'second dwelling unit' and 'legal basement,' are essentially interchangeable, varying based on the municipality. Both are intended for rental purposes. On the other hand, the 'Owner Use Basement' or 'Finish Basement Permit' constitutes a separate permit that grants owners exclusive use of the basement for personal purposes. 

Despite the completion of a basement, acquiring a building permit from the city is a necessary step in legalizing an apartment. This permit not only grants approval for construction but also ensures the basement adheres to essential safety codes for potential tenants. The belief that finished basements, whether renovated or purchased as-is, are exempt from the requirement for a valid building permit is a common misconception. Homeowners should be aware that finished basements are not automatically grandfathered, and failure to obtain the proper permit may lead to compliance orders and financial losses. Failing to comply within the given timeframe can add stress to the process of obtaining a permit. 

The timeframe varies from one city to another. Generally, most cities take around 4-6 weeks to issue the permit. The processing time also hinges on the city's workload at the time of application. Some cities can have processing times that may exceed 6 weeks.

If your project involves a minor variance application, anticipate an approval period spanning 2 to 6 months. Successfully navigating through this process requires a substantial amount of effort. 

Certainly. To utilize your basement for rental purposes, it's essential to plan its design according to the Ontario Building Code (OBC) standards to qualify as a second dwelling unit or legal basement. 

The cost of your basement project hinges on factors like project specifics and chosen materials. Contractors will furnish you with a detailed quote once the required permit is secured from your local municipality. Essential cost drivers include a separate entrance, egress window, ESA (electrical), and fire separation. 

A separate entrance is mandatory for your basement apartment to satisfy building code requirements. It should provide direct exterior access to the basement. 

Ontario Building Code:

(1) Except as provided in Sentences (2) and (3), every dwelling unit containing more than 1 storey shall have exits or egress doors located so that it shall not be necessary to travel up or down more than 1 storey .......