Welcome to the Township of Essa web page for the Building Department.  We will endeavor to make your experience as positive as we can and have placed below several areas that you should be aware of.  For any questions or concerns, please contact the Chief Building Official for the Township of Essa.

The Building Department is responsible for the enforcement of the Ontario Building Code, The Building Code Act and all other applicable By-Laws.  Permits are required for all construction within the Province of Ontario. 

Permit applications are brought in to the front desk at the bottom of the stairs in the administration building.  (1)  All permits applications will be reviewed for the completeness of their content at the desk.  If the permit is not complete, it will be handed back to the applicant and they will be requested to bring in the outstanding material.  (2)  If the permit is complete, it will be given to a zoning administrator who will check for compliance with the zoning by-law.   (3)  After it has been given approval from zoning, the application proceeds to plans review to ensure the requirements of the Ontario Building Code are met.  Should the examiners at that time discover outstanding items, they will fax or mail an incomplete application form to the applicant listing all the items that are outstanding.  The permit will be placed into a holding file awaiting the additional submissions.  (4)  If the permit application appears to comply with the regulations, it is handed to the Chief Building Official who will review prior to approval for issuance of the permit.  The permit applicant is informed by phone that the permit is ready for pickup and the cost of the permit.  The permit may be picked up on payment of the fees between the hours of 8:30 to 4:30, Monday to Friday.

Typical Building Fees (for reference only, as they are subject to change at any given time).

Inspections

Inspections Required under the Code
When do I call for an Inspection

What consists of a Complete Permit Application

Permit application forms are legislated by the Ministry of Municipal Affairs and Housing and must be completed in full.  These forms are available on our website, at the counter in the lower level of the administrative office or can be downloaded from www.obc.mah.gov.on.ca under publications.

Permit applications must be accompanied by the following documents:

1.  Site Plan - A site plan depicting the proposed construction on the property is required.  This allows for the location of the construction to be established and assists zoning to ensure that all the requirements under the zoning by-law for the zone designation of your property is complied with.  A survey or hand drawn depiction of your property with the following information is required:  Street names, north arrow, property lines with dimensions, setbacks to all property lines from existing and proposed structure(s), proposed construction (shaded format), overall building dimensions and number of stories, height, rights-of-ways and easements, indicate if municipally serviced with water and/or sewer connections, wells and septic systems on property and adjacent properties including set backs to proposed structures, lot coverage including percentage of current, proposed and allowable coverage of accessory structures, deck and porches are to be included, outdoor swimming pools, laneway/driveways and lot drainage patterns.

2.  Foundation Plan - This should be in plan (bird's eye view) and cross section (an imaginary line cut through the building showing structural elements and what is  hidden behind).  It will include the type of material, the size and shape of the foundation, dimensions and depths of the following:  walls, slabs, piers, pads, footings, pilasters, etc.  The foundation plan will show the basement framing, main floor plan and indicate the upper floor framing.  Any finished areas to be identified and drawn to scale.  All plumbing and electrical components for life safety to be identified. All walkouts, stairs and window sizes to be noted.  Lateral support for hinged walls to be indicated on foundation plans.  Indicate the location of weeping tile.

3.  Floor Plans and Framing - A plan and cross section of each of the floors and the roof are required showing construction details. Ensure that all exterior and interior partitions, rooms, halls and stairs of each floor, including all windows and doors are shown with dimensions.  Rooms are to be labeled.  Provide sizing on all structural members and lintels.  Indicate load bearing point loads and how they are carried to the foundation walls.  Provide spans and material sizing and spacing for all floor systems.  Indicate if the roof is "stick framed", the size and spacing of the material used or if engineered trusses will be incorporated (including the slope/pitch of the roof(s)).  All engineered trusses are to be stamped and signed at the time of the submission, and include the layout.  All engineered components are to be stamped and/or identified.  Show existing structure and new if applicable and how they are to be connected.  All plumbing and fixtures are to be identified on the drawings.  All smoke/co detectors to be identified on the drawings.  Be sure to include all heights of rooms, the faming used and the spacing of the framing.  The location of any fireplace must be identified, with the extensions through the roof, if applicable.

4.  Heating, Insulation and Air/Vapour Barrier - All new homes and additions to homes require Heat Loss Calculations and HVAC drawings to be prepared by a qualified person.  The type of heating that you provide will determine the type of insulation that is legislated.  Higher insulation values for walls, ceilings, floors and windows will be required for any building using electric space heating.  Homes using solid fuel burning appliances or B vents will be required to have HRV's installed.  All homes must have a continuous air barrier and a cross section of the home will be required to indicate the type of insulation, air barrier, vapour barrier and the locations.  Homes designed under Part 6 of the Building Code may make some exemptions to these rules, but they will have to be identified at the time of approvals.

Industrial/Commercial/Institutional Properties (ICI)

The same permit application on the website is to be used for ICI properties.  All designers for HVAC, Electrical, Structural and Architectural are to fill out Schedule 2.  If an architect is exempt, please fill out the signature portion indicating the equivalent BCIN number.  All projects requiring General Review by Architects and Engineers  are to fill out a general commitment form available at the Township of Essa building counter, downstairs in the Administrative Building.  Also available are the general reports and certificates form and shop drawing certificate.  Additional checklists can be obtained at the same time to help the designers and contractors understand what will be required during the construction process.

Qualified Designers

As of January 1, 2006, all construction in Ontario is to be designed by a Registered and/ or Qualified designer who is registered with the Ministry of Housing..  For more information, including exemptions, please refer to:  http:www.obc.mah.gov.on.ca under "Publications" or contact the Township of Essa building department.

The members of the Building Department can review your drawings but are not allowed to design for you.  The following is an excerpt from the MMAH website:

"In general, designers that engage in the following "design activities" are required to meet the qualification/registration requirements under the Building Code:

-  Preparing a design as part of a building permit application

-  Giving information or an opinion concerning whether a building or part of a building complies with the Building Code if the information or opinion is submitted to a Chief Building Official in connection with a building permit application

-  Preparing a written report for submission to the Chief Building Official based on a general review, where a general review is required by the Building Code."

Septic Systems

Septic system permits may be printed off the website or may be picked up at the Building Department counter on the lower level of the Administrative Building.  Please note that you will require the front page of the regular Building Permit Application filled out in full and the Septic Information Permit also.  Again a qualified person is required to design the system unless the exceptions noted on the Ministry Website are met.  A "T" time of the soil (a time determined for the type of soil your septic bed will rest upon)  will be required at the time of submission, with a sketch showing the layout and cross section of the design of the septic system.  A test hole should be provided prior to submission of the application to allow the inspectors to see the native material and the ground water level.

Projects That Do Not Require a Building Permit

Painting and decorating, landscaping (with the exception of retaining walls over 1 metre),eaves troughs, small sheds under 10 metres squared, kitchen and bathroom cupboards without plumbing, free-standing satellite dishes less than 5 metres squared, uncovered decks not attached to a building under 600 mm in height from ground level that do not contain guards (considered landscaping), roofing materials, exterior wall cladding (except zero lot lines and veneer requiring structural stability), storm windows and storm doors, masonry repair (non structural), caulking.

Please note that although a building permit may not be required, this does not exempt you from the requirements of the zoning by-law.  Before constructing any structure, check that the use is allowed and that it meets the required set backs and lot coverage.

Miscellaneous Items That Require Permits

Change of Use of the Building, second dwelling units, conversion of a garage to living space, relocation of an existing structure, new, replacement or repair of septic systems, basement and main floor walkouts, new or structural alterations to windows, doors or roofs, retaining walls exceeding 1 m, new gas or wood burning fireplace, floor layouts for commercial/industrial units, new fire sprinkler systems, new fire alarm systems, suppression systems for hoods, signs as per OBC, tents as per OBC, spray booths, installation of magnetic locking devices, satellite dishes attached to a building, communication towers, pedestrian bridges appurtenant to buildings, crane runways, exterior storage tanks and its supporting structures.

Building By-law 2006-32
2009 Report on Building Fees