Menu

Residential Construction

Contact us today about your Residential Project.

What is Severance Consent?

, , , , 4

What is a Severance (Consent)?

A century ago, landowners were free to divide their property—an act called “severing” —in almost any way they wished. Times have changed and severances are now highly regulated and require government approval.

The Ontario Planning Act requires that permission (consent) be granted before a parcel of land can be divided (severed) to create a new lot. This applies to single lots and subdivisions.  The Ontario Planning Act offers this definition: “A land severance is the authorized separation of a piece of land to form a new lot or a new parcel of land. This is commonly known as a consent. It is required if you want to sell, mortgage, charge or enter into any agreement (for at least 21 years) for a portion of your land. If the two parts are split already, by a road or railway for example, consent is not needed.” 

It is important to consult your municipality or city as they will have an approved official plan with specific policies and requirements for land severance.   We can help you start this process and explain to you how this will look like for your project:  www.inengineering.ca 

Municipalities must carefully consider the impact of land severances on the environment and municipal services to ensure that lot sizes and land use do not conflict with municipal planning or create a negative impact on communities.

Why do you require a severance (consent)?

A consent is required if you intend to sever, mortgage or enter into a property agreement for at least 21 years. A consent is also needed to create and register new rights of ways/utility easements or undertake a land swap with a neighbour (called a boundary adjustment). As mentioned previously, a consent is not required if the property is already divided by a road, railway or navigable watercourse. Obtaining a consent requires applying to your local municipality’s Land Division Committee.  We can help you obtain your consent, we can act as your agent in the process:  www.inengineering.ca  

Some helpful tips:

  • Before officially applying for a consent, review your concept sketch with the municipality’s planning department staff. They will help you determine if your plan meets planning criteria and conforms to the zoning requirements for the creation of a newly severed parcel.  You need help preparing a sketch, or need a professional to review it? Reach out to our office even before you approach the planning department: www.inengineering.ca 
  • Having a recent survey plan will help them visualize your proposal and use the dimensions shown thereon to analyze its viability.  Did you know that IN Engineering has a surveying department called IN Surveying?  Contact us and we can produce a survey and concept sketch:  www.insurveying.ca

Consents have conditions that must be fulfilled within a given time period, including a requirement to retain an Ontario Land Surveyor to prepare a Reference Plan (R-Plan) that shows the new limits of what you are creating. Once deposited at the Land Registry office, the plan is assigned a sequential identification number that identifies the severed portion of your property as one or more numbered “Parts”. Easements, buffers and other title features will also be illustrated and identified by parts shown on the Reference Plan. The new deed will refer to the “Part” numbers shown on the Reference Plan. Your surveyor will also set survey monuments on the property so the precise location of the new “Parts” can be visibly recognized.  www.insurveying.ca 

Summary of the land severance process

  1. before an application is submitted, the applicant should consult with municipal staff or the consent-granting authority
  2. following the pre-consultation, a complete application is submitted to the consent-granting authority
  3. the consent-granting authority gives notice of the application and a public meeting may be held
  4. the consent-granting authority will make its decision to give either provisional consent or to refuse the application
  5. notice of decision is sent to the applicant and those requesting notification
  6. any person or public body may appeal to the LPAT or local appeal body if one is established
  7. if no appeal is made, when the conditions of provisional consent are satisfied, a certificate is issued and lots can be transferred
  8. if an appeal is made, the LPAT may dismiss the appeal without holding a hearing or will hold a hearing and make a decision

IN Engineering + Surveying will guide you through this process; from concept sketch, survey and through the severance application.

 

Retaining Wall and Deck Design

, , , , 1

For this project we designed a new retaining wall to replace an existing failed retaining wall. The house and deck has an overlooking view of the St. Lawrence River near Brockville, ON. Part of the design was to ensure the structure was aesthetically pleasing to compliment the views and atmosphere.

The new retaining wall features buttresses for support and a new poured concrete retaining wall. The wall will be clad in an architectural stone for a more natural look.

 

 

Our office is located in Brockville, Ontario. We can assist you with your upcoming renovation of your deck, patio or landscaping. Our designs come 3D modeled for better visualization and constructibility. From the 3D model we will create permit and construction drawings to get your project to the next step.

A retaining wall and deck design
A retaining wall and deck design located on the St. Lawrence River near Brockville, ON.

Building a Boat House: Building Code and Zoning Requirements

, 0

Boathouses are a great addition to your property but they can be technically challenging from a land surveying, land-use planning and engineering perspective. Most boat houses encroach on water lots of crown land being the beds of major water bodies. Few properties will own the bed of a water body but the ideal place to build a boat house is to ensure access to the water without the need for winches or lifts.

Is a building permit required?

The technical term for a boat house is a marine facility. Building permits are administered by a Building Department as authorized by the Building Code Act and required within the jurisdiction of a municipality. However, most boat houes lay on Crown Land or the bed of a major body of water. In most cases Building Departments have no jurisdiction over crown land. For the case of the City of Brockville the bed of the St. Lawrence River is considered Crown Land and not subject to municipal by-laws. In the 2016 Ontario Superior Court decision (Glaspell v. Ontario), The Ontario Superior Court found that the municipalities have the authority to enact by-laws that regulate the use of land covered by water and enforce those by-laws as well as the Ontario Building Code despite ownership of the land by the Crown. Based on this decision the City of Brockville will review their by-laws and enforce Ontario Building Code standards and permitting on to marine facilities including boat houses.

In some cases you will need an Minsitry of Natural Resources (MNR) work permit to work around water that is federally regulated such as Crown Land. Under the Public Lands Act you are authorized to build up to 15 square meters of cribbing without a work permit. In order to apply for a work permit you will need a site plan and survey outlining the project. An MNR work permit can take 6 to 12 weeks to receive.

For the Ontario Public Lands Act:
Where work permit required
21. For greater certainty, the authorization to occupy public lands under section 21.1 of the Act for the purpose of erecting or placing a building, structure or thing on the public lands does not exempt the person so authorized from the obligation of obtaining a work permit under the Act if the erecting or placing of the building, structure or thing is an activity for which a work permit is required under Ontario Regulation 239/13 (Activities on Public Lands and Shore Lands – Work Permits and Exemptions) made under the Act.

Further O.Reg 239/19 states:

1) No person shall carry out any of the following activities except under the authority of and in accordance with the terms and conditions of a work permit that authorizes the activity:

1.  Construct or place a building on public land.

2.  Construct a trail, water crossing or road on public land.

3.  Dredge shore lands.

4.  Fill shore lands.

5.  Remove invasive aquatic vegetation or native aquatic vegetation by mechanical means or by hand from shore lands.

6.  Construct or place a structure or a combination of structures that is in physical contact with more than 15 square metres of shore lands. O. Reg. 239/13, s. 2 (1); O. Reg. 160/17, s. 2 (1).

Ontario Public Lands Act

The Ontario Public Lands Act places the following restrictions on boat houses:

Single-storey boathouses
10. A person is authorized to occupy public lands under section 21.1 of the Act for the purpose of erecting, placing or using a single-storey boathouse near or partially on waterfront property only if the following conditions are met:

1. The person owns or occupies the waterfront property.

2. The boathouse is secured or affixed to, or is attached to a dock that is secured or affixed to,

i. the waterfront property, or

ii. the unopened road allowance or the strip of public lands that separates the waterfront property from the lake, river, stream or pond, at a location that, if the sidelines of the waterfront property were extended in a straight line to the water’s edge, lies between those extended sidelines.

3. In the case of a boathouse that is secured or affixed to, or is attached to a dock that is secured or affixed to an unopened road allowance over which the public has a right of passage, the boathouse or dock must be secured or affixed to the unopened road allowance in a manner that does not obstruct or interfere with the right of passage.

4. The boathouse is a single-storey building and the interior of the boathouse is designed and used solely for the purpose of storing and docking boats and related equipment.

5. The person erects, places and uses the boathouse on public lands solely for private, non-commercial purposes.

If you are considering building a new boat house contact our team for assistance, we can provide a complete suite of services including land surveying, land-use planning, engineering and design.

Multi-storey boathouses

If you are planning on doing a multi-storey boathouse with livable space above then you may need to lease or purchase the crown land that the proposed structure will sit on. This will require a crown-lands survey and an agreement with the Ministry of Natural Resources. 

 

Before you start your boathouse project, be sure to contact our team to guide you through the process. Each project will be slightly different with different project requirements and it’s important you work with a consulting office that can complete land surveyings, land-use planning, design and engineering for your project. 

Office:

INEAS, P. O. Box 403 , Brockville, ON, K6V 5V6
613-342-2611
  • This field is for validation purposes and should be left unchanged.

8 Professionals You Need to Plan a Building

, 2

In order to properly plan a building a number of different professional disciplines will be required. This list is for a typical large commercial building, for smaller buildings and homes some of these professionals aren’t required. We also created the list for Ontario building projects, however it may be applicable to most projects in Canada and North America. This is not meant to be a break down of responsibilities within a profession, often at times roles can be taken on by other qualified professionals. Roles within a project often vary depending on who the prime consultant is. The prime consultant can be any of these professions.

1. Ontario Licensed Surveyor  

  1. Determines property lines, severing land for new lots.
  2. Topographic survey of existing terrain.
  3. Building Location Survey of all existing data.
  4. Determining the building envelope to comply with municipal by-laws.
  5. Drainage plans.


Ontario Licensed Surveyors (OLS) are responsible for determining the property lines for a building a lot. For new construction, they will complete a topographic (topo) and building location survey (BLS) in order to get a elevation data and all existing data on the property. The property survey, topo and BLS can be completed all at the same time for some cost savings. Sometimes engineering firms will conduct the topo and BLS, however only an OLS can determine property lines. Determining the property lines is required in order to find the building envelope of the lot. The building envelope takes into consideration any municipal by-laws and set backs the property may be subject to. In all new construction projects a recent property survey is required. A topo and BLS is not necessarily required but will assist the designers during the planning phase of the project. An OLS can also create a drainage plan under the Drainage Act, however this work is usually covered by a civil engineer.

2. Architects

  1. Design, layout and aesthetics of the building.
  2. Preparation of construction documents (building permit).
  3. Insures compliance with all parts of the Ontario Building Code.
  4. Construction Administration.


The Ontario Association of Architects is the self-regulating organization that governs the practice of architecture in Ontario.  Architectural services include design, preparation of construction documents and construction administration. During the planning the architect will determine floor layouts, elevations, finishes etc. Architects will ensure the finished building has the aesthetics required to the client’s needs. Architects will also ensure that the building conforms to all parts of the Ontario Building Code. Building code compliance would include making sure there are enough fire exits and travel distances are adequate, conformance to accessibility standards, environmental separation, etc.

3. Architectural Technologists

  1. Design, layout and aesthetics of a building.
  2. Drafting and production of construction documents and specifications.


Architectural technologists provide design services for construction projects. The Association of Architectural Technologists of Ontario governs this profession. Architectural provide the drafting support and are knowledgeable in the application of the building. Architectural technologists can authorize designs under a Building Code Identification Number (BCIN).

4. Civil Engineers

  1. Drainage design for the site.
  2. Building drainage design.
  3. Determine site works and finished grades.
  4. Parking lots, roadways and curbing.
  5. Determine water and septic service requirements.


All engineers are required to have a Professional Engineer’s License issued by Professional Engineers Ontario (PEO). Civil engineers are predominately responsible for ensuring water on site is properly accounted for. A civil engineer will determine how much surface water the site collects and where it should go. Runoff is mitigated either through sewers or surface drainage systems such as ditches. Civil engineers will also determine the final site plan and locations of parking lots, roadways and concrete curbing.

5. Structural Engineers

  1. Determine loads the building is subject to.
  2. Design of structural elements within a building.
  3. Creates structural specifications.


Structural engineers are responsible for the portion of the building that resists the environmental loads. Structural engineers will determine the weight (dead load), occupancy (live load), snow load, wind load and seismic (earthquake) load. These loads will be analyzed to determine the size of the structural members such as the beams and columns. The loads are calculated based on the Ontario Building Code and vary depending on the building. The structural members can be any material including wood, steel and concrete, various materials are governed by CSA codes. The structural engineer will also write specifications for the structure to ensure the building is built to the CSA material code and best practices.

6. Mechanical Engineers

  1. Determine heating, ventilation and cooling (HVAC) requirements.
  2. Determine plumbing and septic requirements.
  3. Construction specifications for required equipment.


Mechanical engineers are responsible for the HVAC and plumbing requirements of the building. Mechanical units will be sized and specified based on the building to ensure the building is properly heated and cooled. Mechanical engineers may also determine plumbing and septic requirements.

7. Electrical Engineers

  1. Power and electricity requirements.
  2. Lighting system.


Electrical engineers will determine how much power the building requires and coordinate with the local utility. They may also assist the architect in determining the lighting requirements.

8. More

There are many more professionals that may be responsible for various aspects of a building depending on the complexity some these include:

  1. Environmental engineers and conservation authority.
  2. Communications, IT and security consultants.
  3. Building envelope specialist.

Conclusion

It takes many professional to plan and design a building. Consultant fees can vary between 10% to 30% of the total building cost. Be sure to check our construction checklist for help with starting a project. IN Engineering is a structural engineering firm, however we do have access to all of the consultants listed above should you require assistance in finding qualified professionals. In Eastern Ontario be sure to consult with LG Approved for a list of professionals for your building project.

Do I Need Construction Inspections?

, , , , , , , , 2

Required Inspections

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.

Concrete and Cold Weather

, , , , , 0

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.

Construction Checklist

, , , 5

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

  1. 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.
  2. 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.
  3. 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.
  4. 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.
  5. 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.
  6. 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.
  7. 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.
  8. 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.

  1. 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.
  2. 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.
  3. 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:

  1. 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.
  2. 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.
  3. During critical stages of erection of the structure.
  4. Periodic walk-throughs during the construction.
  5. 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.

General Contractors in Brockville

, , , 0

CONSTRUCTION MANAGEMENT

PROJECT MANAGEMENT

GENERAL CONTRACTING

OUR APPROACH TO CONSTRUCTION We're here to bring your construction ideas to life, seamlessly handling the design, engineering, permitting, and construction management.

START YOUR PROJECT

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. 

TELL US ABOUT YOUR NEXT PROJECT Tailored to the unique specifications of your project, we can accommodate projects of any size, whether it's a deck, an addition, or new construction for your home or business. We're here to assist you.

DECKS

ADDITIONS

RENOVATIONS

NEW BUILDS

General Contractors in Brockville

Fully integrated design services

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. 

Learn more

Load More