Throughout the course of construction the Ontario Building code requires construction inspections by a Professional Engineer and/or an Architect. The requirements of these inspections depend on the use, occupancy and size of the building. These inspections ensure that construction is proceeding according to the design. Furthermore, Ontario Regulation 260/08 Performance Standards under the Professional Engineer’s Act reinforces the need for general inspections during construction.
Ontario Regulation 260/08, Part 1
(2) The following are prescribed as performance standards with respect to the general review of the construction of a building by a professional engineer as provided for in the building code:
1. The professional engineer, with respect to the matters that are governed by the building code, shall,
i. make periodic visits to the construction site to determine, on a rational sampling basis, whether the work is in general conformity with the plans and specifications for the building,
ii. record deficiencies found during site visits and provide the client, the contractor and the owner with written reports of the deficiencies and the actions that must be taken to rectify the deficiencies,
iii. review the reports of independent inspection and testing companies called for in the plans and specifications and which pertain directly to the work being reviewed,
iv. interpret plans and specifications in writing when requested to do so by the client, the contractor or the owner, and
v. review shop drawings and samples submitted by the contractor for consistency with the intent of the plans and specifications.
Ontario Building Code Section 1.1. Administration
1.1.1. Administration
1.1.1.1. Conformance with Administrative Requirements
(1) This Code shall be administered in conformance with the Act.
Section 1.2. Design and General Review
1.2.1. Design
1.2.1.1. Application
(1) Article 1.2.1.2. applies with respect to a building described in clause 11 (3) (a) or (b) of the Architects Act or subsection 12 (4) or clause 12 (5) (a) of the Professional Engineers Act.
1.2.1.2. Design by Architect or Professional Engineer
(1) Where the foundations of a building are to be constructed below the level of the footings of an adjacent building and within the angle of repose of the soil, as drawn from the bottom of the footings, the foundations shall be designed by a professional engineer. (2) A sprinkler protected glazed wall assembly described in Article 3.1.8.18. of Division B shall be designed by a professional engineer. (3) A shelf and rack storage system described in Section 3.16. of Division B shall be designed by a professional engineer. (4) The time-based egress analysis for a shelf and rack storage system described in Sentence 3.16.1.7.(7) of Division B shall be prepared or provided by an architect or a professional engineer or a combination of both. (5) The supporting framing structure and anchorage system for a tent occupying an area greater than 225 m² shall be designed by a professional engineer. (6) A sign structure attached in any manner to a building shall be designed by an architect or a professional engineer or a combination of both where it is,
(a) a projecting sign that weighs more than 115 kg, or
(b) a roof sign that has any face that is more than 10 m².
(7) A projecting sign attached in any manner to a parapet wall shall be designed by an architect or a professional engineer or a combination of both.
1.2.2. General Review
1.2.2.1. General Review by Architect or Professional Engineer
(1) The construction, including, for greater certainty, enlargement or alteration, of every building or part of it described in Table 1.2.2.1. shall be reviewed by an architect or a professional engineer or a combination of both as set out in Column 3 of the Table.
TABLE 1.2.2.1.(4)
GENERAL REVIEW
Forming Part of Sentence 1.2.2.1.(1)
Item
Column 1
Column 2
Column 3
▼
Building Classification by Major Occupancy(5)
Building Description
General Review by:
1.
Assembly occupancy only
Every building
Architect and professional engineer(1)
2.
Assembly occupancy and any other major occupancy except industrial
Every building
Architect and professional engineer(1)
3.
Care, care and treatment or detention occupancy only
Every building
Architect and professional engineer(1)
4.
Care, care and treatment or detention occupancy and any other major occupancyexcept industrial
Every building
Architect and professional engineer(1)
5.
Residential occupancy only other than retirement homes
Every building that exceeds 3 storeys in building height
Architect and professional engineer(1)
Every building that exceeds 600 m² in gross area and that contains a residential occupancy other than a dwelling unit or dwelling units
Architect(2)
6.
Residential occupancy only other than retirement homes
Every building that exceeds 600 m² in gross area and contains a dwelling unit above another dwelling unit
Architect(2)
Every building that exceeds 600 m² in building area, contains 3 or more dwelling units and has no dwelling unit above another dwelling unit
Architect(2)
7.
Residential occupancy other than retirement homes and any other major occupancyexcept assembly, care, care and treatment, detention or industrial occupancy
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architect and professional engineer(1)
7.1
Retirement home only
Every building
Architect and professional engineer(1)
7.2
Retirement home and any major occupancy except industrial
Every building
Architect and professional engineer(1)
8.
Business and personal services occupancy only
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architect and professional engineer(1)
9.
Business and personal services occupancy and any other major occupancy except assembly, care, care and treatment, detention or industrial occupancy
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architectandprofessional engineer(1)
10.
Mercantile occupancy only
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architectandprofessional engineer(1)
11.
Mercantile occupancy and any other major occupancy except assembly, care, care and treatment, detention or industrial occupancy
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architect and professional engineer(1)
12.
Industrial occupancy only and where there are no subsidiary occupancies
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architect or professional engineer(3)
13.
Industrial occupancy and one or more other major occupancies where the portion of the area occupied by one of the other major or subsidiary occupancies exceeds 600 m²
The non-industrial portion of every building
Architectandprofessional engineer(1)
The industrial portion of every building
Architectorprofessional engineer(3)
14.
Industrial occupancy and one or more other major occupancies where no portion of the area occupied by one of the other major or subsidiary occupancies exceeds 600 m²
Every building that exceeds 600 m² in gross area or 3 storeys in building height
Architect or professional engineer(3)
Notes to Table 1.2.2.1.:
(1) An architect shall provide general review services within the practice of architecture and a professional engineer shall provide general review services within the practice of professional engineering.
(2) An architect may engage a professional engineer to provide general review services within the practice of professional engineering.
(3) Only a professional engineer may provide general review services within the practice of professional engineering.
(4) Requirements for general review by an architect or a professional engineer or a combination of both for the construction, including, for greater certainty, enlargement or alteration, of a building are set out in the Architects Act and the Professional Engineers Act.
(5) For purposes of Table 1.2.2.1., a retirement home is deemed to be a separate major occupancy.
(2) A person who intends to construct or have constructed a building or part of it required by Sentences (1) and (4) to (9) to be reviewed by an architect or a professional engineer or a combination of both, shall ensure that an architect, professional engineer or both are retained to undertake the general review of the construction of the building in accordance with the performance standards of the Ontario Association of Architects or the Association of Professional Engineers of Ontario, as applicable, to determine whether the construction is in general conformity with the plans, sketches, drawings, graphic representations, specifications and other documents that form the basis for the issuance of a permit under section 8 of the Act or any changes to it authorized by the chief building official. (3) The architect, professional engineer or both who have been retained to undertake the general review of the construction of a building, shall forward copies of written reports arising out of the general review to the chief building official or registered code agency, as the case may be. (4) Where the foundations of a building are to be constructed below the level of the footings of an adjacent building and within the angle of repose of the soil, as drawn from the bottom of the footings, the construction of the foundations shall be reviewed by a professional engineer. (5) The construction of a sprinkler protected glazed wall assembly described in Article 3.1.8.18. of Division B shall be reviewed by a professional engineer. (6) The construction of a shelf and rack storage system described in Section 3.16. of Division B shall be reviewed by a professional engineer. (7) The construction of a supporting framing structure and anchorage system for a tent occupying an area greater than 225 m² shall be reviewed by a professional engineer. (8) The construction of a sign structure shall be reviewed by an architect or a professional engineer or a combination of both, where the sign is,
(a) a ground sign that exceeds 7.5 m in height above the adjacent finished ground,
(b) a projecting sign that weighs more than 115 kg, or
(c) a roof sign that has any face that is more than 10 m².
(9) The construction of a projecting sign attached in any manner to a parapet wall shall be reviewed by an architect, professional engineer or a combination of both.
1.2.2.2. Restriction for General Review
(1) Only an architect may carry out or provide the general review of the construction of a building,
(a) that is constructed in accordance with a design prepared or provided by an architect, or
(b) in relation to services that are provided by an architect in connection with the design in accordance with which the building is constructed.
(2) Only a professional engineer may carry out or provide the general review of the construction of a building,
(a) that is constructed in accordance with a design prepared or provided by a professional engineer, or
(b) in relation to services that are provided by a professional engineer in connection with the design in accordance with which the building is constructed.
1.2.2.3. Demolition of a Building
(1) The applicant for a permit respecting the demolition of a building shall retain a professional engineer to undertake the general review of the project during demolition, where,
(a) the building exceeds 3 storeys in building height or 600 m² in building area,
(b) the building structure includes pre-tensioned or post-tensioned members,
(c) it is proposed that the demolition will extend below the level of the footings of any adjacent building and occur within the angle of repose of the soil, as drawn from the bottom of such footings, or
(d) explosives or a laser are to be used during the course of demolition.
When the air temperature is forecasted to fall below 5 degrees Celsius within 24 hours of placing concrete then special considerations apply for concrete construction. These clauses are in section 7.1.2 of CSA A23.1/A23.2, Canadian Standard for Concrete Materials and Methods of Construction.
If the forecasted temperature is suspected to drop below 5 degrees celsisus (41F) then protection is required. All snow and ice has to be removed from the forms and surface. De-icing salts cannot be used to de-ice the forms. Adequate protection has to be provided to keep the concrete at a minimum of 10 degrees celsius (50F) for the duration of curing, which is typically 3 days. Protection can be heated enclosures, coverings, insulation or any combination of these. Another consideration is that the granular base needs to be preheated before pouring concrete. These prevents such deficiencies as blisters during troweling and delaminations. Using a concrete curing accelerant can also prevent these deficiencies.
Corners, edges and thin sections of concrete are the most vulnerable locations in cold weather and need more protection than plane surfaces. Once the compressive strength reaches 7 MPa it will have sufficient strength to resist frost damage.
Protection should remain in place until the concrete has cooled to the right temperature. This will prevent cracking due to a sudden temperature change.
Heated Enclosures
The enclosures should be constructed to withstand snow and ice build up and being mostly air-tight. The enclosure should have enough space to allow air to circulate over the concrete. Heat can be provided by forced hot air, stationary heaters, hydronic heaters or other approved types. The concrete surface should be protected from any exhaust from the heaters. Carbon Dioxide from direct fire heaters can negatively effect the curing of the concrete.
Protective Covers and Insulation
The cover and insulation should be determined based on the expected temperature differential and wind chill factor. Other factors would include the size and shape of the structure and the amount of cement in the concrete mix.
CSA Standard
Additional information can be found in CSA A23.1/A23.2 and is available to be order on their website. Additional information on cold weather concrete can be found in the American Concrete Institute Standard ACI 306R.
We have prepared this list for you to follow to help you properly manage your construction project. This process may be applied to any sized projects. In fact, engineers and project managers apply this process daily, from the smallest home renovation to the largest construction project.
Stage 1: Planning
The Idea: The first step of any project is coming up with the idea. You probably know what you want to build and have some sketches on paper of what you want the finished product to look like. At any point in the process you can hire a project manager to advise you through the construction process. The project manager may be yourself, an engineer, an architect or a general contractor. It can be anyone knowledgeable in the planning stages of a project.
Local Regulations: There will be a number of local regulations you will have to adhere to make sure your project is completed correctly. Along the way you may need to hire a number of professionals. Your project is going to have to comply with your municipal by-laws for site plan requirements. At this point you will need to hire an Ontario Licensed Surveyor. Surveyors will be able to determine the information required for your site plan that will be part of your building permit package. The site plan and rough drawings will be what is used for your building permit. The surveyor will provide the following information:
Dimensions of your property and buildings.
Setbacks from your property lines known as front and side yard distances.
Setbacks from high water marks or environmentally significant wetlands.
Flood plain elevation of the lot.
Grading requirements for the lot.
Lot coverage requirements.
Locations of easements.
Legal description of the lot.
Minor Variance: If your plans don’t comply with your local by-laws then you can apply for a minor variance which is like appealing your municipal by-law. Any construction within the setbacks from water or wetlands will have to be approved by your local conservation authority. Normally it is very difficult to build within their set back, even if it’s extending an existing deck. Be sure to check with your local conservation authority before beginning the project.
Site Inspection: Now it is time to hire an engineer to inspect existing conditions of the site. The engineer will determine the best structural system for your project and any specific requirements, such as a subsurface soil investigation. The big question will be what type of foundation will be used for the construction. Some options include; piers, walls, or slab on grade. The engineer will also want to see the site plan to check with regulatory requirements from the municipality.
Architectural Design: Architects are extremely knowledgeable in all areas of the building code. They will perform building code reviews for everything from planned occupancy type, occupancy limits, as well as come up with construction details such as the detailed cross section of a wall. They will also use their creativity to ensure the finished product is aesthetically pleasing as well. Architects are limited to smaller projects and have their own section of the Ontario Building Code (Part 9). Due to this limit an engineer may need to be more or less involved during the architectural design phase.
Engineering Design: At some point you will need to hire an engineer to review the architects plans for structural requirements that are exceed an architect’s limits. These items include steel or engineered wood beams, foundation and geotechnical (soil) details. You may also need an engineer or Ontario licensed surveyor to review the drainage requirements of the lot.
Truss and Joist Design: Once the architect and engineer are done their design and reviews, then the drawings are typically sent to a truss manufacturer to design the roof and floor joists. The truss manufacturer will send shop drawings back to the project manager to be reviewed by the engineer for compliance with the overall structural intent.
Final Drawing Package: At the end of the planning stage you will have a set of drawings that are labelled “Issued for Tender”. This means the drawings are ready to go to general contractors and other trades for quotations. Typically during the planning stage of the project a number of drawings will be sent to the client labelled as “Issued for Review”. These drawings are to ensure the final product is what the client wants and to keep them involved in the design process.
Stage 2: Tender
The term tender is the term used by construction project mangers for getting quotes. There are several ways to proceed with this step with a number of advantages and disadvantages of each. Normally the approach taken for quoting will depend on the size of the project. Small projects may use sole-sourcing, whereas large projects will use formal tendering. There are a number of other ways to quote and bid a project with varying degrees of complexity, below are the typical methods used for residential and commercial projects.
Sole-Sourcing– This way of quoting a project means the project manager went to a single contractor or general contractor and accepted his price. The advantage of sole-sourcing is you are trusting the opinion and experience of the general contractor and in return he gets to work with contractors that he is familiar with. This will also be the simplest and easiest way to proceed with a project. The disadvantage is that you are not receiving multiple quotes so you do not get to compare prices and experience to pick the right general contractor for the job. There is also no specification nor scope of work document to clearly explain the project which may lead to project overruns and unforeseen costs. Projects are typically sole-sourced when it is small or the general contractor is familiar and trusted.
Quoting- This is when the project manager will go out and get several quotes from different trades. This process is usually pretty hasty and the quotes are inaccurate. The advantage to this method is you get several quotes and you get to compare costs and it will not take as long as formal tendering. A disadvantage is that without a proper specification the quotes may be inaccurate and surprise costs will rise. You also do not get a chance to compare contractors experience.
Formal Tendering– Formal tendering will involve a drawing and specification package prepared by the architect and engineer. The drawing package will include all of the details prepared during the planning stage of the project. An engineer will also prepare a specification package that will include all of the requirements for the project in writing. This document could explain simple items such as “The site will be cleaned at the end of each work day.” Or it could contain complex items related to unique challenges on the site. The tender package will also include a legal bid document that may include terms and conditions, scope of work, experience requirements for the contractor and expected quantities of the project. The advantage of the formal tendering process is that you will receive multiple quotes with a clearly defined scope of work and expectation from the contractors. The disadvantage is these packages take time to prepare which means you will have higher consulting fees. Sometimes these fees are recuperated by having a clearly defined scope of work which will prevent project overruns.
Stage 3: Construction
Once a general contractor and skilled trades are selected the construction will begin. The architect and engineer will issue the last set of drawings usually labelled “Issued for Construction”. The engineer is going to want to inspect the construction at several critical stages. Some construction inspections will include:
After excavation of the site to inspect the subsurface conditions. Depending on the size of the building and it’s designation a subsurface soil investigation from a geotechnical engineer may be required to determine the soil properties of the site.
When the footings and walls are formed and the rebar is laid out. Typically an engineer will inspect the foundation before the concrete is poured and issue paperwork saying it is in compliance with the construction documents.
During critical stages of erection of the structure.
Periodic walk-throughs during the construction.
Final inspection of the structure, grading and overall construction of the project.
Allowing the engineer to inspect the project during construction ensures the quality of the final product and early discovery of potential problems. At some stages of construction inspections are required to be performed by the engineer as determined by the building code. Normally these required inspections will be laid out in the specifications and scope of work documents for the project. You may also expect some inspections from your local Chief Building Official.
The general contractor for the project will organize all of the trades to complete the project. These trades may include surveying layout, excavation, concrete and foundations, framers, electrical, mechanical, carpenters, flooring and drywall installers, etc.
Summary
Completing construction projects requires many different professionals at various stages. All the professionals you hire will be able to guide you through the process from planning to construction. Engineers are typically well versed in this process as they are heavily involved throughout the entire project. It is important to hire a professional you can trust, most of the time when you hire an experienced project manager there will be unseen project savings through the efficient planning and execution of your project.
If you have a project that you may need some professional expertise with, be sure to contact your local engineer. If you are in Eastern Ontario then trust in the experience of IN Engineering for any of professional engineering requirements. Do you think I missed something? Be sure to let me know from our contact page.
OUR APPROACH TO CONSTRUCTION
We're here to bring your construction ideas to life, seamlessly handling the design, engineering, permitting, and construction management.
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INTEGRATED DESIGN, ENGINEERING & CONSTRUCTION
Our team has a unique approach to construction projects with integrated services including surveying, design, engineering and project management. We can help you go from concept to permit to construction. As construction professionals, we will ensure that all permits, inspections and regulatory requirements are met.
Initial Review
You have an idea for your next project but you aren’t sure if it’s even possible. Our team will start with a review by our engineers and designers to ensure the project is feasible. We will conduct a site visit, produce a report, outline challenges and provide an initial cost estimate for the project. With this information, you can decide if you want to proceed with the project.
Concept Design & Estimate
Once we have determined the project is viable, we will start working through the design. Design is an iterative process between the designer and the client that can take multiple revisions. Once the design is completed and approved by the client, we will produce a more detailed cost estimate to ensure the project meets your budget.
Detailed Design & Permitting
With the conceptual design completed, the next step is to have our engineers complete a detailed design to ensure all building code and regulatory requirements are meant. This stage will include sending the permit drawings to the municipal building department for review and issuance of a building permit. Permit drawings are the minimum of information required to obtain a permit.
Construction & Detailed Estimate
The project will now move from design to construction. Before construction begins a detailed estimate will be completed. This estimate will include estimates from sub-contractors and be compared to preliminary estimates to determine any major discrepancies. Construction will begin once the construction contract is agreed upon between the client, construction manager and the sub-contractors.
Commissioning
Throughout the project, municipal building inspectors and project engineers will be providing reviews. This is to ensure all construction standards are met. When the project is nearing completion our team will coordinate municipal inspections and provide general review reports to ensure the permit is properly closed out.
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It takes a team to get your dream home or perfect business space from idea to construction. We have a fully integrated team that includes Land Surveyors, Professional Land-Use Planners, Civil Engineers, Structural Engineers and Project Management. Let us guide you through the construction process and be your complete design, consulting and professional services team.
If you are renovating your home or business there are some clauses in the Ontario Building Code(OBC) that you should know. These clauses are tucked way in the back of the OBC under Part 11: Renovations. The OBC is available online, it is updated about every 4 years and is the governing document for building construction in Ontario. It is based off of the National Building Code of Canada 2010 (NBC), the current latest revision of the NBC is 2015 (Ontario has not adopted it yet). There is no Part 11 for renovations in the NBC and it is unique to Ontario. The current revision of the OBC is 2012, and the code this article is based off of.
The great thing about OBC Part 11 is that, if your building or renovation qualifies, you can build under less stringent requirements than if you were doing new construction. You, or your contractor, may not even need a construction professional to sign off on the design. However, depending on your local municipality a building permit may be required.
We can provide design, engineering and drafting for your renovation project.
Does Part 11 Apply?
If you are doing renovations to any building there are a few things you have to check before you can use the renovation clauses in the Ontario Building Code:
Is the existing structure at least 5 years old?
Are you keeping the current major occupancy of the building? IE not changing your house to retail space.
Are you maintaining firefighter access?
Are you maintaining the current performance level of the building? (See Below)
If you answered yes to all of these then you are eligible to use Part 11 of the OBC. Also of note, if a building is extended (i.e. you build an addition) the extension may be governed by all other parts of the building code and the existing building may be governed under Part 11.
A kitchen renovation under Part 11 of the OBC
Major Occupancy
Changing the major occupancy of a building has it’s own chapter in the OBC (Part 10) and can be difficult to interpret. As long as you aren’t changing how you are using the space then it’s okay to assume you can use Part 11. This gets especially difficult when considering multiple and prohibited combinations of occupancies of the same building. Otherwise you may want to consult a professional.
Building Systems
The building systems, i.e. the sprinklers, electricity, and plumbing are still required to be designed to the current code. Meaning your old nob and tube wiring cannot be extended into your addition, nor can your lead pipes be used for your bathroom renovation.
Performance Level
There are a number of criteria to maintain the performance level of the building. The performance level after construction cannot be less than the performance level prior to construction. If the performance level is reduced then compensating construction is required. The performance level is determined by a number of factors. Items that are considered reductions in performance level are:
Structural:
The major occupancy changes.
Occupant load increases by more than 15%, or
The live load (furniture, people, fixings, etc) increases due to the change within the same major occupancy.
The floor and roof framing is not adequate to support the new dead (weight) and live loads.
Increase in Occupant Load:
The new occupant load is increased by 15% or less and 15% above the requirements for which a fire alarm system is required under Part 3.
The new occupant load will be more than 15% above the exit capacity of the building as required under Part 3.
Change of Major Occupancy (Part 11)
Changing the major occupancy to a major occupancy with a greater hazard index.
Splitting an existing suite (Under Group C Occupancy).
Converting a suite to a gaming premises.
Converting a farm building or part of a farm building to a major occupancy.
Converting a building to a post disaster building.
Converting a building to a retirement home.
Changing a building to an indeterminate occupancy.
Fire Safety Requirements
Early warning and evacuation requirements are exceeded in the new major occupancy.
Fire separations and fire-resistance ratings are not conforming to the requirements for adjacent major occupancies.
Changing to a major occupancy that requires non-combustible construction.
A building more than 3 storeys in height without proper egress routes.
Plumbing and Sewage
Required plumbing is adversely affected by the extension, alteration or repair.
Adversely affecting the sewage system.
The total daily design sanitary sewage flow is exceeding the capacity of any part of the system.
Other Requirements
Increasing the number bedrooms in a dwelling unit.
Construction is more than 15% of the finished area of a dwelling unit.
Adding new plumbing fixtures to a dwelling unit.
A building of combustible construction extends to more than four storeys in height.
A suite is defined as “a single room or series of rooms of complementary use, operated under a single tenancy, and includes, (a) dwelling units, (b) individual guest rooms in motels, hotels, boarding houses, rooming houses and dormitories, and (c) individual stores and individual or complementary rooms for business and personal services occupancies.”
A dwelling unit is defined as “ a suite operated as a housekeeping unit, used or intended to be used as a domicile by one or more persons and usually containing cooking, eating, living, sleeping and sanitary facilities.”
Basic Renovations
If you are maintaining the performance level then construction may be carried on all or part of the existing building. The construction has to reuse, relocate or extend similar materials or components with the goal of retaining;
the existing character,
the structural uniqueness,
the heritage value, or
the aesthetic appearance.
However, the construction cannot adversely affect;
the early warning and evacuation systems,
fire separations,
structural adequacy, nor
create an unhealthy environment in the building.
Also of note, if you substantially remove and replace walls, ceilings, floor or roof assemblies of an existing building then the structure and fire resistance has to be upgraded to code. For example, while you are re-modelling your kitchen you come across an insufficient beam, then you will have to upgrade that beam to meet the current OBC. The rules are also different for suites and retirement homes. You may also be required to install sprinklers if your group occupancy requires it under other parts of the code.
Plumbing and Sewage Systems
As stated before Part 11 does not apply to plumbing and sewage systems. The new plumbing and sewage have to comply with Part 7 and Part 8 of the OBC. This includes extension, alteration or repair. When extending, altering or repairing your septic tank and lines you may not be able to put it in the same place if it is too close to the water table.
Compensating Construction
If any factors affecting the performance level of an extension, alteration or repair are reduced then compensating construction will be required. This only applies to the part of the building that is being altered. Depending on the factor that reduced the performance level, the compensating construction may be:
Structural
All new loads must be properly supported, or
The portion of the floor affected shall have restricted loading with posted signs.
Increase in Occupant Load
Early warning and evacuation signs will be upgraded to Part 11 (with some exceptions).
Change in Major Occupancy
Additional upgrades may be required to Part 11 so the construction index is equal to the hazard index.
Additional upgrades to Part 3 (Fire Protection), Part 6 (HVAC), and Part 9 (Small Buildings) of the Building Code.
Fire Safety Requirements
Upgrading fire separations to Part 3 and Part 11.
Constructed with noncombustible construction or sprinklered (on the floor subject to change).
Retirement homes will require sprinklers, voice communication systems, self closing doors.
Plumbing and Sewage
Upgrading the plumbing or sewage system in the existing building.
Compliance
The Chief Building Official (CBO) in your municipality may not require the compensating construction and is allowed to do so under the OBC. The CBO can wave compensating construction if they’re satisfied that the construction is impractical because of structural difficulties, construction difficulties or it is detrimental to preserving a heritage building.
Conclusion
If you got this far with your new construction project and didn’t see any red flags then it is possible to carry out your renovation, alteration or repair under Part 11 of the building code. You may still require a building permit depending on your local government, however you may have less stringent requirements for the building permit. It is possible that you don’t need an engineer nor an architect to assist you in the planning and design of your project. If you are unsure the safest route is to consult with a professional about your project. Part 11 of the Ontario Building Code allows building owners some flexibility in maintaining the existing appeal of their property and to circumnavigate the updated requirements of the most recent Ontario Building Code.
If there is something around your property that you are concerned about then it is time for a structural inspection from a qualified professional engineer. Whether it is wood, masonry, concrete or steel, we will inspect, report and make recommendations on repairs. We have performed many structural inspections on all types of construction and building size.
Foundation Inspections
One of the most important aspects of a structure is the foundation. Many problems can arise in a foundation including leaks, large cracks, and settlement. If you have cracks greater than 3mm then that could be a sign of a severe problem. Continuous and long cracks could be a sign of foundation settlement which will compromise the rest of the structure. If you suspect the crack goes through the footing (the strip of concrete under your foundation wall) then repairs may be immediately required. Most foundations are constructed from concrete, or stone, but if you have a wood foundation regular inspections should be considered.
Beam and Column Inspections
If you are doing a renovation and have exposed the beams and columns of the structure, this would be a good time to do a quick structural inspection to make sure everything is framed properly. These quick and inexpensive inspections will ensure that your primary structure is supporting the loads properly.
Balconies and Deck Inspections
Balconies and decks are exposed to weather and require regular maintenance more often. If you suspect there may be a problem with a balcony or a deck then it’s time for a structural inspection. You should also consider regular inspections every few years.
Retaining Wall Inspections
If you have a retaining wall that is leaning, sliding, or damaged then it is time to have it inspected. Retaining walls pose a serious risk to safety and need to be properly designed.
Our team provided a topographic survey and site plan for the re-development of the Delta waterfront. The designs were completed by Riverview Design Solutions.
The project is now entering it’s third construction phase. Interested contractors can view the documents to submit a bid at the Township of Rideau Lakes Website.
