Frequently Asked Questions
Everything you need to know about building permits, structural engineering, architectural services, and working with our team.
Book a Free Consultation🏗 Building Permits
The most common questions about permit requirements, timelines, and what happens if you build without one.
It depends on the scope of work. A building permit is generally required for:
- New home construction or additions
- Structural renovations (removing or modifying load-bearing walls)
- Basement underpinning or lowering
- Changing the use of a space (e.g. converting a basement to a rental unit)
- Building a garage, carport, or laneway/garden home
- Installing a pool
- Demolition
Permits are generally not required for replacing doors, windows, roofing, flooring, kitchens (without plumbing changes), bathrooms (without plumbing changes), or non-structural wall removals.
Not sure whether your project requires a permit? Contact us — we’ll tell you right away at no charge.
Timelines vary depending on the project type and the current workload of the building department. In general:
- Small residential projects (e.g. basement renovation, load-bearing wall removal): 4–8 weeks
- Additions and larger renovations: 8–16 weeks
- New homes and major developments: 3–6 months or more
- Laneway and garden homes: typically 3–5 months
These are estimates for the building department’s review once a complete application is submitted. The time to prepare your drawings and application is additional. We work efficiently to minimize delays on our end and submit complete, well-organized packages to reduce the likelihood of examiner comments.
Building permit fees are set by the municipality, not by F|A Engineering, and are calculated based on the scope and value of construction. In the City of Toronto, the minimum permit fee is $198.59, with larger projects costing proportionally more.
In addition to the city’s permit fee, you will also pay F|A Engineering’s professional fees for preparing the drawings, engineering calculations, and managing the permit application on your behalf. Contact us for a fee proposal specific to your project.
If you’ve already completed work without a permit, you can apply for a retroactive (as-built) permit. This involves having an engineer inspect the existing work, prepare drawings reflecting what was built, and submit an application to the building department for approval.
The building department may require portions of the work to be opened up for inspection. F|A Engineering specializes in resolving unpermitted construction — we handle the drawings, inspections, and building department communications from start to finish. Learn more about our services for unpermitted work.
An open permit means a building permit was issued but the required inspections were never completed and the permit was never formally closed by the building department. Open permits are commonly discovered when you’re trying to sell your home.
Closing an open permit typically involves:
- Reviewing the original permit and the work that was done
- Preparing any missing documentation or engineering sign-offs
- Booking the outstanding inspections with the building department
- Resolving any deficiencies identified during inspection
F|A Engineering handles this process regularly. Learn more about our open permit resolution service.
A typical building permit application in Ontario requires:
- Application to Construct or Demolish
- Designer Information Form
- Commitment to General Review (for projects requiring a P.Eng or architect of record)
- Site plan showing property boundaries, existing structures, and proposed work
- Architectural drawings (floor plans, elevations, cross-sections)
- Structural engineering drawings and calculations (where required)
- Tree Declaration Form
- Municipal Road Damage Deposit Form (where applicable)
- Plumbing Data Sheet (where plumbing is involved)
F|A Engineering prepares and manages the entire application package for you.
Every building permit application in Ontario is reviewed against three main areas:
- Zoning By-law Conformance — checks land use, building height, setbacks from property lines, lot coverage, parking, and landscaping requirements
- Ontario Building Code Conformance — ensures the construction meets structural, fire, accessibility, and energy efficiency standards
- Fire Code Conformance — addresses fire separations, means of egress, and fire protection systems
Our team is experienced in navigating all three review areas across multiple municipalities in Ontario.
Yes. F|A Engineering works across Ontario, including in Mississauga, Brampton, Scarborough, Richmond Hill, Vaughan, Oakville, Hamilton, Barrie, Kingston, Ottawa, Windsor, and many other municipalities. Each city has its own by-laws and requirements — our team is experienced in navigating the differences.
🔩 Structural Engineering
Common questions about structural assessments, load-bearing walls, basement underpinning, and engineering reports.
A load-bearing wall supports the weight of the structure above it — floors, roofs, or other walls — and transfers that load down to the foundation. Signs a wall may be load-bearing include:
- It runs perpendicular to the floor joists
- It is located in the centre of the house or directly above the foundation
- There is a wall, post, or beam directly below it in the basement
- It runs from basement to roof without interruption
However, the only way to know for certain is to have a structural engineer assess the wall. Never remove a wall without first confirming whether it is load-bearing — removing a load-bearing wall without proper support can cause serious structural damage.
F|A Engineering provides structural assessments and designs the required beam and support system for safe wall removal. Learn more about our load-bearing wall removal service.
Basement underpinning is the process of lowering the basement floor to increase ceiling height, typically to create a livable, rentable unit. It involves excavating beneath the existing foundation and extending the foundation walls deeper into the ground.
Underpinning is needed when:
- The existing basement ceiling height is too low for comfortable use (typically under 6’5″)
- You want to add a legal basement apartment for rental income
- You want to legalize an existing basement unit
- You need additional living or storage space
Basement underpinning always requires a building permit and structural engineering drawings. F|A Engineering handles both. Learn more about our basement underpinning service.
A structural engineering report or letter of inspection is a formal document prepared by a licensed Professional Engineer (P.Eng) that documents the findings of a structural site inspection. It is commonly required by:
- The building department — to sign off on completed structural work during or after construction
- Lenders and mortgage companies — when purchasing a property with structural concerns
- Real estate lawyers and buyers — when evaluating the condition of a property
- Insurance companies — following damage from fire, flood, or other events
- Courts or legal proceedings — as expert evidence
F|A Engineering provides structural inspection reports for all of the above purposes. Learn more about our inspections and assessments service.
Forensic structural engineering involves the investigation of structural failures, defects, or damage to determine their cause. F|A Engineering’s forensic services are used in situations such as:
- Foundation cracking or settling
- Roof or floor collapses
- Damage caused by flooding, fire, or construction on adjacent properties
- Disputes between homeowners, contractors, or developers
- Insurance claims requiring an expert engineering opinion
- Legal proceedings requiring expert witness testimony
Our forensic reports are thorough, professionally prepared, and can be relied upon for insurance, legal, or regulatory purposes.
📐 Architectural Services
Questions about design, drawings, zoning, and the architectural side of your project.
F|A Engineering is a full-service architectural and structural engineering firm. Our architectural services include:
- Architectural design for residential and commercial projects
- Floor plans, elevations, and construction drawings
- 3D renderings and visualizations
- Zoning approval applications and Committee of Adjustment representation
- Ontario Building Code consultation
- Property development planning
- Project and construction management
Because we offer both architectural and structural engineering under one roof, we can manage your project from initial concept through to building permit — without the coordination delays of working with separate firms.
The Committee of Adjustment is a quasi-judicial body that considers applications for minor variances from the zoning by-law. You need a Committee of Adjustment approval when your project doesn’t fully comply with the zoning by-law but the deviation is relatively minor — for example, a house addition that slightly exceeds the maximum lot coverage, or a garage that is closer to the property line than the by-law allows.
F|A Engineering prepares the variance application, the supporting drawings, and represents you at the Committee of Adjustment hearing.
Yes. F|A Engineering offers professional 3D rendering services that allow you to visualize your project realistically before construction begins. 3D renderings are useful for:
- Helping clients visualize the finished design
- Marketing new developments or custom homes
- Supporting Committee of Adjustment and planning applications
- Presenting to contractors for accurate bidding
Property development planning is the process of evaluating a property’s development potential before committing to a purchase or project. Our team can review a property’s zoning, assess what can be built, identify any constraints or approval requirements, and develop a phased plan for maximizing its value.
This service is popular with investors, developers, and homeowners considering adding a secondary suite, laneway home, or major addition. Learn more about property development planning.
🏡 Laneway & Garden Homes
Everything you need to know about adding a secondary suite to your property.
A laneway home (also called a laneway house or coach house) is a small, self-contained residential unit built on the rear portion of a lot, typically facing a public laneway. The City of Toronto now permits laneway homes on most residential lots that abut a public laneway, providing homeowners with an opportunity to add rental income, accommodate family members, or increase property value.
F|A Engineering offers both custom-designed laneway homes and pre-designed laneway home plans to reduce design time and cost.
A garden home (or garden suite) is similar to a laneway home but is located on properties that do not abut a public laneway. Following changes to Ontario’s planning rules, garden suites are now permitted in the rear yard of most residential properties in Toronto and across Ontario, making this option available to a much wider range of homeowners.
F|A Engineering has pre-designed garden home plans available to accelerate the approval process. View our pre-designed garden home options.
Yes — a building permit is always required for a new laneway home or garden suite. The application will be reviewed for compliance with zoning (setbacks, height, lot coverage, parking), the Ontario Building Code, and any applicable heritage or conservation authority requirements.
F|A Engineering manages the entire permit process for laneway and garden homes, from the initial zoning review through to permit issuance.
Construction costs for laneway and garden homes vary widely depending on size, finishes, and site conditions. As a general estimate, typical construction costs in Toronto currently range from $250,000 to $500,000+ for a complete unit, excluding professional fees and permit costs.
F|A Engineering’s professional fees for design, engineering, and permit services are separate from construction costs. Using one of our pre-designed plans can significantly reduce design fees and timeline. Contact us for a fee proposal based on your specific property and goals.
🤝 Working With Us
How the process works, what to expect, and how to get started.
Getting started is simple:
- Step 1 — Contact us by phone, email, or through our website contact form to describe your project
- Step 2 — Site visit — we schedule a visit to your property to assess the scope and confirm what’s needed
- Step 3 — Fee proposal — we send you a clear fee proposal outlining the scope and payment schedule
- Step 4 — Design & permit — once you sign the agreement and pay the retainer, we begin preparing your drawings
- Step 5 — Permit issuance — we manage the building department submission and all examiner communications until your permit is issued
Both. F|A Engineering works directly with homeowners who are planning renovations or new construction, and with general contractors, developers, and architects who need engineering or permit services for their clients. We are experienced working as part of a larger project team and can coordinate directly with your contractor.
Yes. F|A Engineering is a licensed Professional Engineering firm registered with Professional Engineers Ontario (PEO). We are also members of the Canadian Society of Civil Engineers (CSCE) Toronto chapter. All engineering drawings and reports are prepared and sealed by a licensed P.Eng registered in Ontario.
F|A Engineering serves clients across the Greater Toronto Area and throughout Ontario, including Toronto, Scarborough, Mississauga, Brampton, Richmond Hill, Vaughan, Oakville, Hamilton, Barrie, Kingston, Ottawa, Windsor, Oshawa, Pickering, Ajax, Milton, Belleville, Kitchener, and Woodbridge.
We have two conveniently located offices in Toronto — one in East York (1237 Woodbine Ave) and one in the west end (2990 Dundas St W).
Yes. F|A Engineering specializes in resolving Stop Work Orders and Orders to Comply issued by the building department. These orders are typically issued when construction is found to be proceeding without a permit or not in accordance with approved plans.
We work efficiently to prepare the necessary drawings, inspections, and documentation to resolve the order and bring your project back into compliance as quickly as possible. Contact us immediately if you have received a Stop Work Order.
💰 Costs & Timelines
Understanding professional fees, permit costs, and what affects your project timeline.
F|A Engineering charges a fixed professional fee for most projects, broken into three payments:
- Invoice 1 — Retainer: Paid upon signing the engagement letter. Work begins once this is received.
- Invoice 2 — Progress payment: Issued when your permit application is submitted to the city.
- Invoice 3 — Final payment: Issued upon issuance of your building permit.
Fees vary based on project scope, complexity, and location. We provide a clear, itemized fee proposal before any work begins so there are no surprises. Contact us for a fee proposal.
Several factors influence permit timelines:
- Project complexity — simple renovations are reviewed faster than new builds or additions
- Building department workload — review times vary by municipality and season
- Completeness of application — a complete, well-organized package reduces the likelihood of examiner comments and resubmissions
- Zoning compliance — projects requiring a Committee of Adjustment hearing add 2–4 months
- Heritage designation — properties in heritage areas require additional approvals
- Conservation authority involvement — properties near ravines or flood plains require Conservation Authority review
F|A Engineering prepares thorough, complete applications and responds promptly to examiner comments to keep your project moving as fast as possible.
An issued building permit is valid for one year from the date of issuance, or as long as construction work is actively proceeding. If work has not commenced or has stalled, the permit may lapse.
You can request an extension from the building department if needed. It’s important to keep your permit active — starting construction after a permit has lapsed means you are technically working without a permit.
Yes. We offer a free initial consultation to discuss your project, determine whether a permit is required, and give you a general sense of the scope and timeline. There is no obligation to proceed.
To book a free consultation, contact us by phone or through our website.
Still have questions?
Our team is happy to answer any questions about your specific project — no obligation.