Finishing my basement, a guide - Springwater, Ontario · Finishing my basement, a guide . Phone: 705-728-4784 Ext. 2017 . Building Services . Fax: 705 -728 -2759 Page 2 of 10 . Notes:

Finishing my basement, a guide

Township of Springwater 2231 Nursery Road, Minesing, Ontario L9X 1A8 Phone: 705-728-4784 Fax: 705-728-2759 Website: www.springwater.ca

Township of Springwater contacts for this project may include:

Department Extension E-mail

Building Services 2017 [email protected]

Planning and Development 2019 [email protected]

BU-G007-03/19

http://www.springwater.ca/

mailto:[email protected]

mailto:[email protected]


Phone: 705-728-4784 Ext. 2017

Building Services Fax: 705-728-2759 Page 2 of 10

Notes:

1. The information provided in this guide is for homeowners and contractors

planning to finish a basement space in a residential only. Basement

apartments, in-law or granny suites and other similar secondary suites are

not addressed in this guide. For further information on such projects contact

Township of Springwater Planning and Development, Fire and Building

Services.

2. For general information about the building permit process, e.g. timelines,

drawing requirements, site plans, lot grading, inspections etc. please obtain a

copy of our Building FAQs guide. It provides answers to Frequently Asked

Questions (FAQs) about building and the building permit process.

3. Although every attempt has been made to provide accurate information at

the time of printing, this document is subject to change without notice and is

provided as a guide only. It is not intended to be used instead of current

Municipal By-laws or the current edition of the Ontario Building Code.

Updated: March 7, 2019


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Table of Contents:

Part 1: Permit Submission ...................................................................................................... 4

Part 2: Permit Fees ................................................................................................................. 5

Part 3: Permit Review and Issuance: ...................................................................................... 6

Part 4: What are my responsibilities during construction? ...................................................... 7

Part 5: Sample Building Project Scenario ............................................................................... 8

Part 6: Sample Documents ................................................................................................... 10

Additional guides (available on our website or at the Township Administration Centre) that will help you with this project include:

Building FAQs

This general guide gives answers to Frequently Asked Questions about building and the building permit process.

Septic Change of Use

The form is used if adding additional living space, bedrooms or plumbing fixtures.


Phone: 705-728-4784 Ext. 2017


Part 1: Permit Submission 1. What do I need to obtain a Building Permit?

For this project you will need to provide the following forms and support documents:

a) Forms:

Building Permit Application (called Application for a permit to construct or

demolish) – submit all pages, including:

o Schedule 1: Designer information,

o Schedule A: Structure details, Section A1

o Schedule C: Plumbing fixture count

o Declaration by Applicant: Applicable Law

b) Support Documents include but are not limited to one copy of each of the

following unless otherwise noted:

Letter of authorization (if someone other than the owner applies)

Floor plan of existing basement layout (2 copies)

Floor plan of proposed basement layout (2 copies)

Cross section for proposed wall construction (2 copies)

Septic Use Permit (if applicable)

Septic Change of Use application form (Required if adding plumbing or

bedrooms to basement as part of project. For further information, see our

Septic Change of Use guide.)

Proposed heat source or duct design if using existing heating system


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Part 2: Permit Fees

Building permit fees are determined by an established cost per square foot, and/or by

established flat fees as detailed in the current Building By-law. Plumbing and septic fees

are also assigned from this By-Law. The Fee Schedule is on the last few pages of the

Building By-law document. Currently, all permit and permit related fees are due and

payable when the building permit is issued.

Fees that may be applied to a finished basement project include:

a) Building permit fee (based on the area to be finished)

b) Plumbing permit fee (if applicable) based on number of fixtures to be added

c) Septic change of use fee (if applicable)

d) Construction value of project (where you are renovating an existing finished area)


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Part 3: Permit Review and Issuance: 1. Who will review my project?

Plan review will be done by one of our building inspectors. He or she will review the

plans you have submitted to ensure that they meet all municipal by-law, Building Code

and applicable law requirements. As part of the review, he or she will assign the

inspections that are required during the construction process. Typical inspections for this

type of project include framing, insulation (including vapour barrier), mechanical,

plumbing, occupancy and final.

2. What happens when I pick up my permit?

a) When you pick up your permit you will:

Pay for the cost of the permit – in full – using cash, debit and cheque. Payment

by credit card (MasterCard or Visa only) is also accepted if the amount is under

$500.00.

b) Following receipt of payment you will be given a:

Receipt for payment of your fees

Building permit that includes a list of the inspections that must be done during

your construction (applicant signature is required on this document).

Copy of your plans – with a township stamp and signature of the inspector who

reviewed your plans. Any additions or revisions the inspector has added will be

noted in red. Ensure you follow all instructions.


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Part 4: What are my responsibilities during construction?

Post the building permit so that it is visible from the street. Inspections will not be done

if the card is not posted.

Ensure that your 9-1-1 number (your street address number) is clearly visible from the

street

Ensure that a copy of your approved plans is available on site

Call for inspections as noted on your permit. (Generally, if you call by 3:00 pm on any

business day, your inspection will be booked for the next business day.)

If you want to make changes to the approved plans, be sure to submit revised plans to

Building Services before you make the changes. This is to ensure that your changes

also meet municipal by-law, Building Code and applicable law requirements.

Remember to call for a Final Inspection so that the permit can be closed. Permits that

are not closed are subject to Annual Maintenance Fees as noted in the Building By-

law.


Phone: 705-728-4784 Ext. 2017


Part 5: Sample Building Project Scenario

Note: All names and addresses have been created by the municipality and do not

represent real people or places.

Mr. and Mrs. Doright have been living at 71 Springwater Trail for a number of years. They

have been planning and saving so that they can finish part of their basement to create

additional living space.

They were aware that finishing the basement might result in the added expense of upgrading

their septic system, so early in their planning process they consulted a qualified septic

designer. They gave the designer a copy of the Septic Use Permit for their property which

identified the size and location of their existing septic system, and what it was designed to

support. After reviewing their proposed plans with the septic information, the designer was

able to tell them an additional bathroom was possible, but adding a guest bedroom would

require a septic system upgrade

BW says: Because of this consultation, they were able to plan around the

limitations of their existing septic system.

Deciding to go ahead with the project (minus the guest bedroom), they knew the next step

was to hire a qualified designer to ensure that the plans would comply with the Building Code

and all municipal by-laws and regulations. They found a qualified designer and met to

discuss what they wanted to do and signed a contract. A few weeks later, the designer

provided them with the construction drawings they would need to submit to the municipality.

BW says: Remember, you can check the official QuARTS database to see if your

designer is registered. The website is www.obc.mah.gov.on.ca then select

QuARTS Public Search Register - Ontario

http://www.obc.mah.gov.on.ca/


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Now they are able to hire a contractor to do the actual construction. The contractor reviewed

the plans, prepared a quote and a contract detailing what he would be responsible for during

the course of the project. The Dorights were pleased with the quote and signed the contract.

BW says: Remember to check references. The contractor will be in your house

for an extended period of time. You need to be completely comfortable with

him/her and his/her employees.

Busy with work and other commitments, the Dorights ask the contractor to apply for the

building permit and provide him with a Letter of Authorization to act on their behalf. Using the

Finishing my basement, a guide document provided by the municipality, the contractor was

able to ensure he had all of the documents required to submit for a permit.

When the contractor applies for the permit, he takes the following documents with him:

Building Permit Application form (called Application to Construction or Demolish)

including Schedules and the Declaration (6 pages)

Letter of authorization

Septic use Permit

Change of Septic use application form

Architectural drawings for floor and wall sections (2 copies of each)

Letter from a mechanical designer to confirm furnace and duct design will support

additional space.

Note: Sample heat source and duct design samples are not included in the sample project. Please be sure to contact a mechanical designer to assist with this part of your project.


Phone: 705-728-4784 Ext. 2017


Part 6: Sample Documents This package includes the following sample documents. All are 1-page documents unless otherwise indicated. 1. Sample Letter of Authorization

2. Septic Use Permit

3. Change of Septic Use Application (3 pages)

4. Sample Basement Floor Plan – Existing

5. Sample Basement Floor Plan – Proposed

6. Sample Basement Wall Section

[Homeowner’s name(s)]

71 Springwater Trail, Springwater, Ontario XXX XXX

March 7, xxxx

Township of Springwater Building Services 2231 Nursery Road Minesing, Ontario L9X 1A8 Re: Building permit application to partially finish the basement

This letter authorizes [Name of contractor and/or company name] to

apply for a building permit and to construct a partially finished basement

at 71 Springwater Trail on our behalf.

Should you have any questions, please do not hesitate to contact us at 705-XXX-XXXX or by e-mail at [email protected] Thank you. Sincerely,

Homeowner signature(s)

Name(s) of homeowners Registered Property Owners

SAMPLE ONLY

www.springwater.ca 2231 Nursery Road Minesing, Ontario L9X 1A8 Canada

Sample Septic Use Permits Building Services Updated: February 6, 2019

Septic Use Permits have changed over time. The following samples are from 1973, 1992 and 2018. Though appearances have changed, each variation will include technical information about the septic system with a drawing showing where the septic was installed.

Page 1 Page 2

http://www.springwater.ca/

www.springwater.ca

2231 Nursery Road

Minesing, Ontario

L9X 1A8 Canada

1.

2.

A.

C. Applicant Applicant is: Owner or Authorized agent of owner (letter of agent required)

D. Owner (if different from applicant)

Street Address

Doright

Corporation or partnershipFirst name

N/A

71 Springwater Trail

Email address

N/A

Street Address

N/A

Cell number

Dan & Jane

L9X 2Z2

705-XXX-XXXX

Fax numberPostal Code

Unit number

Phone number Extension

705-XXX-XXXX

Unit number

City/Town/Province

Springwater, Ontario

N/A

Phone number Extension

Date received: Roll number: 4341-

51M-1234 Lot 21Springwater, Ontario

Last name

Project value est.$ Area of work (m2/ft

2)

1264 ft2

B. Reason for Change of Use (eg. adding bathroom, bedroom, finishing basement, etc.)

Partially finishing the basement for recreational use.

1,500.00

SAMPLE ONLY - Septic Change of Use Application

Office Use Only

Application number: Permit #:

71 Springwater Trail

Legal DescriptionCity/Town/Province

Project information

Building number, street name Unit number

N/A

For all other projects, provide calculations as per Division B, Table 8.2.1.3.B. of the Ontario

Building Code , as amended.

For projects relating to residential houses complete sections A to H inclusive.

N/A

First name Corporation or partnership

Cell phone number

Postal Code Fax number

Last name

City/Town/Province

Email address

Phone 705-728-4784

Ext 2017 Building ServicesPage 1 of 3

Revised: March 7, 2019

www.springwater.ca

2231 Nursery Road

Minesing, Ontario

L9X 1A8 Canada

E. Dwelling Status

F. Area measured in M2 Ft2

G.

+ =

+ = x =

+ = x =

+ = x =

+ = x =

+ = x =

+ = x =

+ = x =

laundry tub/utility sink (ea) + = x =

+ = x =

+ = x =

+ x =

Numbers below (sections F and G) must include all dwelling units connected to the septic system.

3

Summary of Changes to Dwelling

Number of bedrooms:

Total after changes Dwelling Areas Existing Adding

1st Floor area:

2nd Floor area:

1722 0 1722

0 0 0

03

0 0 0

0 0 0

5 pc Bathroom group (eg. 5

plumbing fixtures) 0 0 0 9 0

3rd Floor/Loft area:

Other, please specify

1722

Total Proposed

Groups/fixtures

Fixture

Units

5.5 0

18

0

For Office Use only

0

3

Summary of Changes to Dwelling - Plumbing

Description of Fixture

1 1

bidet (ea)

0

0

0

0

Total Fixture

Unit CountAdded = x

1

Record number of plumbing fixtures in chart below

(include all rough-in plumbing)

Number of groups/fixtures

Existing

0

0

0

0

1

1.5

0

dishwasher (ea)

4 pc Bathroom group

(eg. 4 plumbing fixtures)

Tub or 1-head shower - for

pet (ea)

2 pc Bathroom group

(eg. 2 plumbing fixtures)

3 pc Bathroom group

(eg. 3 plumbing fixtures) 6

7.5

1.5

2 1

8

2

1

1

0

0

0

0

1.5

1

1 1.5

1

0

0

1 1.5

3

1.5

00

washing machine (ea)

kitchen/pantry/bar sink (ea)

0

10

0Other:

Totals: 6 2

Total areas 1722 0

25

Phone 705-728-4784



www.springwater.ca

2231 Nursery Road

Minesing, Ontario

L9X 1A8 Canada

H.

Additional Appliances: Water Filter Water Softener Do they backwash into septic Yes No

Water Source Drilled Well Dug Well Communal Well Other, pls specify:

I.

1.

2.

I.

Septic Change of Use is:

Granted as proposed Granted with conditions noted below Not granted,; reasons noted

Notes:

Copies to:

Applicant

Permit File (original)

Property File

Dan Doright

Attach Septic Use Permit and two copies of detailed floor plan showing proposed work.

Print name Signature of Inspector Date

Print name Signature of Owner or Authorized Agent Date

For Office Use Only

Other related information

Dedclaration

I agree to comply with the provisions of Municipal Building and Zoning By-laws and any amendments thereto.

I further agree that neither the granting of a permit, nor the approval of the drawings and specifications, nor

the inspection made by the authority having jurisdiction during the work on the building shall in any way relieve

me from full responsibility for carrying out the work in accordance with the Ontario Building Code and the

Regulations thereunder.

I hereby certify that I have knowledge of the particulars contained in the foregoing statements and I solemnly

declare that the same are in every respect, fully and truly stated to the best of my knowledge and belief, as if

may under, and by virtue of, The Canada Evidence Act.

Owner Name

Phone 705-728-4784



Furnace

Hot Water Tank

UNFINISHED MECHANICAL RM

STAIRS UP

UNFINISHED

LAUNDRY

ROOM

STEEL BEAM

STEEL BEAM

UNFINISHED OPEN AREA

WINDOW

36”x 12”

WINDOW

48” X 12”W

IND

OW

48”

x 1

2”

48’-7”

24’—

2”

”

11’-6”

36”

x 1

2”

WIN

DO

W

CLOSET

32’-9”

36’-0”

SMOKE DETECTOR

STEEL COLUMNS

4”

12’-5” 4” 18’-5”17’-1”

Ws

Dry

36” x 12”

WINDOW

3-PC

Plumbing

Rough-in

only

4”

3’-3”

SH

OW

ER

TOILET

SINK

Page 1 of 3

STEEL COLUMNS

Drawing Name: EXISTING BASEMENT FLOOR PLAN

Location: 71 Springwater Road

Designer: Name & BCIN Firm BCIN: Company Name and BCIN

Date Designed: March 7, XXXX Scale: NOT TO SCALE

Designer name

Designer address

Designer contact information

Township of Springwater – SAMPLE DRAWING – FINISH BASEMENT

Existing Furnace

Existing Hot Water Tank

UNFINISHED MECHANICAL ROOM

EXISTING STAIRS UP

UNFINISHED

LAUNDRY

ROOM

EXISTING STEEL BEAM (BOXED IN)

EXISTING STEEL BEAM

(BOXED IN)

Where there is no alternate

heat source in “new finished

space”, all heat supply ducts to

be dropped to the floor as per

HRAI Residential Air System

Design Manual

WET BAR (No cooking

appliances)

RECREATION ROOM

BATHROOM

EXISTING WINDOW

36” x 12”

EXISTING WINDOW

48” x 12””E

XIS

TIN

G.

WIN

DO

W

48”

x 1

2””

35’-6” 12’-0”

48’-3”

24’—

2”

”

11’-6”

12’-0”

12”

x 3

6”

EX

IST

ING

WIN

DO

W

4”

CLOSET

20’-5”

36’-0”

REPLACE EXISTING

SMOKE ONLY DETECTOR

WITH SMOKE/CO2/VISUAL

(STROBE) COMBINATION

STEEL COLUMN TO

BE BOXED IN (TYP)

4”

12’-5” 4” 18’-5”17’-1”

75 CFM

Bathroom

exhaust with 6”

duct to exterior

3’-2”

Ws

Dry

36” x 12”

EXISTING WINDOW

AAB

A

4”

4”

3’-3”

Page 2 of 3

Township of Springwater – SAMPLE DRAWING – FINISH BASEMENT

Drawing Name: PROPOSED BASEMENT FLOOR PLAN




Designer name

Designer address


EXTERIOR WALL SECTION A

TYPICAL EXTERIOR WALL SECTION

• ½” GYPSUM BOARD

• 6MIL POLY VAPOUR BARRIER

• 2x4 @ 16” O/C

• INSULATION AS PER SB12

• INSULATE DOWN TO 8” FROM SLAB

• “BUILDING PAPER”

• EXISTING FOUNDATION WALL

BARRIER BETWEEN CONCRETE AND

BOTTOM OF WALL TO BE 6 MIL POLY

OR FOAM GASKET

7’-5”

TY

PIC

AL

TYPICAL SUSPENDED

CEILING (RECREATION

ROOM & BAR AREA)

EXISTING CONCRETE

SLAB

INTERIOR WALL SECTION B

TYPICAL INTERIOR

WALL SECTION


• 2x4 @ 16” O/C


NOTE: GYPSUM

BOARD IN BATHROOM

TO BE MOISTURE

RESISTANT

TYPICAL SUSPENDED

CEILING

½ GYPSUM BOARD

CEILING ON RESILIENT

CHANNEL IN BATHROOM

7’-5”

TY

PIC

AL

7’-9”

BA

TH

RO

OM

CE

ILIN

G

Page 3 of 3

Township of Springwater – SAMPLE DRAWING – WALL SECTIONS

Drawing Name: EXTERIOR AND INTERIOR WALL SECTIONS




Designer name

Designer address
