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Introduction
About our Architectural Services
About our Architectural Services
Introduction
Since 2005, homeowners throughout the Toronto region have become familiar with WeRenovate.com as a professional. One-Stop Platform offering a wide variety of renovation‑related services.
Lawrence Ave
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About our Architectural Services
Background
Throughout the mid‑to-late 1980s, the population of Ontario’s major urban centres began to grow rapidly, driven by increased immigration and the migration of Canadians relocating from other regions of Canada.
This sudden growth triggered a major housing boom, leading not only to widespread new home construction, but also to a surge in residential renovations—particularly throughout the Greater Toronto Area (GTA).
As renovations grew in size and complexity, permit approvals, zoning regulations, and Building Code requirements became progressively more demanding, placing greater importance on accurate and disciplined upfront planning.
Ontario’s BCIN licensing system, introduced in 2005, brought greater consistency to the permit approval process by requiring design work to be completed by trained and qualified designers.
However, it was not until roughly 2016–2018 that contractors began to regularly hire these specialists for their individual projects.
Differences in training, specialization, and experience among BCIN designers made it difficult to consistently match the right designer to the right type of renovation.
Why Pricing Before the Permit Became Risky
Prior to 2016–2017, most general contractors commonly included estimated permit costs in their contract pricing before the full scope of zoning, Building Code, and permit requirements was clearly identified.
This practice began to expose our own member‑contractors to sudden municipal by‑law changes, zoning issues, and increased incidents of permit approval delays, rendering the accurate forecasting of architectural costs increasingly difficult and risky.
As a result, contractors were often entering construction agreements while permit requirements were still uncertain, leading to delays, inconsistencies, and unnecessary risk for both contractors and homeowners.
Prior to 2016–2017, most general contractors would typically bundle their "best‑guess" permit costs into their contract price, often prior to becoming being aware of the full regulatory requirements involved.
This practice began to expose our own member-contractors to sudden changes to Municipal By‑Laws, Zoning issues, and increased incidents of permit approval delays —rendering the accurate forecasting of architectural costs increasingly difficult and risky.
As a result, our member‑contractors were becoming increasingly exposed to permit‑related uncertainty after entering construction agreements, leading to delays, inconsistencies, and unnecessary risk for both our contractors and homeowners.
This situation also raised serious concerns within our organization, as it threatened to endanger the historically high standards of client service and professional integrity that WeRenovate.com had built and maintained since its inception.
Ontario’s BCIN system, introduced in 2005, finally helped bring consistency to the permit approval process through trained and licensed designers ("licensed BCIN's").
However, it took many years for contractors to begin hiring these qualified designers directly for their individual projects. Because BCIN designers have varying training and experience, contractors often lacked a clear way to identify the designer best suited to a project’s specific type and complexity.
By 2017, many contractors—including our own member‑contractors—were hiring BCIN designers or Structural Engineers on a project‑by‑project basis.
While properly licensed, these BCIN professionals were not always well‑matched to the type and level of the contractor's project. and were often selected based on availability or cost rather than suitability.
Our Solution
In late 2017, as Ontario’s BCIN licensing environment had sufficiently evolved, it became clear to us that all architectural and permit services should be sold independently, transparently, and to a higher, more consistent standard.
In response, WeRenovate.com established its own, dedicated Architectural Design & Permit Services division, operated separately from construction estimating and contracting.
This model removes all permit‑related uncertainty from construction agreements and ensures that architectural decisions are driven by regulatory requirements and project suitability—not construction pricing pressure.
Our Solution...
To eliminate all the complications, delays and risk taken by our member-contractors (who were blending in their estimated cost of obtaining a building permit within their final price), WeRenovate.com (also known as The Renovation Co-op) introduced its own Architectural Design & Permit Services division in early 2017.
This service, which is sold separately, includes licensed member‑BCIN designers, Structural Engineers (p-eng's), mechanical engineers, interior design professionals, and 3‑D rendering specialists, all working collaboratively to prepare permit‑ready drawings and manage the full permit approval process.
How Our System Benefits The Homeowner...
By purchasing your approved Drawings and Permit separately before requesting an estimate from a contractor, you maintain greater control over the renovation process.
With the final drawings and approved permit in hand:
The homeowner can request an estimate from any contractor:
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All contractors must submit their estimates based on the same set of approved drawings
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Estimates are more comparable, detailed, and accurate.
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The contractor's estimate no longer relies on "guessing" at what may or may not be involved in the permit process and more on an official list of permit compliance-approved requirements.
This approach helps homeowners avoid unexpected delays, surprise add‑ons, and pricing disputes that commonly arise when construction pricing is established prior to permit approval.
Question:
If I obtain my permit through The Renovation Co-op, will I have to purchase the actual construction from a member-contractor after the permit is approved?
Answer: Absolutely Not!
All architectural services are purchased separately from the construction, and you are never obligated to purchase the construction through our contractor-membership.
That said, please note the following:
Although the client is free to select any contractor of their choosing, if a client hires both a member‑Architectural Specialist and a member‑Contractor through our organization, the coordination between the two becomes substantially more efficient—resulting in clearer communication, faster workflow, and fewer revisions.
In addition, the client is eligible to receive an Architectural Rebate of up to $1,500 (see Architectural Rebate)
How Our System Benefits The Contractor…
When the contractor has access to the completed, permit‑approved drawings before providing an estimate, the contractor is in a much better position:
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The client's project is effectively "ready to roll", without the contractor having to be concerned about permit‑related delays...the permit is already in place.
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The contractor can present his/her best price without having to add in the "guesstimated" cost of potential permit approval timelines.
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Sub-trades (several of whom may not have been available due to permit-related delays) are instead able to start immediately (which gives them the ability to give the contractor their best price as well).
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There is no guesswork related to zoning, compliance, or pending municipal decisions
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Construction pricing can be prepared with greater confidence and accuracy
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Project scheduling and timelines become more predictable
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The type and level of the member-BCIN selected to obtain the building permit has been matched closely to perform the same type and level of service required by the project itself.
Architectural Rebate
If you obtain your drawings and permit processing through a member-architectural specialist and then hire a member-contractor to perform the actual renovations, you will be entitled to receive an Architectural Rebate of up to $1,500.
Our Estimating Policy
If you are seeking an estimate for a general contracting project that requires a building permit, you must first obtain that permit (either through your own architectural specialist or through one of our organization's licensed member-BCIN's.
Ontario’s Building Permit process became increasingly complex —particularly throughout the Toronto GTA and Southern Ontario, the extent of responsibility placed on general contractors has expanded well beyond construction alone.
Population growth, intensified housing demand, and tighter municipal enforcement have significantly increased the level of regulatory scrutiny applied to many types of renovation projects.
To relieve our own member‑contractors from the growing burden and risk associated with architectural design, regulatory coordination, and building permit approvals, WeRenovate.com (also referred to as The Renovation Co‑op) launched its own Architectural Design & Permit Services in late 2017.
Note: To better understand how our platform and professional membership organization are structured, please see How We’re Structured at the bottom of this page.
"Under-The-Same-Roof"
Although operating within the same platform (WeRenovate.com) as our General Contracting Services, our Architectural Design & Permit Team functions as a separate, independent service group.
This service is comprised of licensed member‑BCIN designers, Structural Engineers (Peng's), mechanical engineers, interior design professionals, and 3‑D rendering specialists, all working collaboratively to prepare permit‑ready drawings and manage the full permit approval process municipal approval process.
Clients may purchase architectural design and permit processing as a stand‑alone service, regardless of whether they intend to proceed with construction through a WeRenovate.com member‑contractor or through a contractor of their own choosing.
Note: Clients are never obligated to purchase construction services through our organization once their permit has been approved.
Our Policy for General Contracting Estimates
The Renovation Co-op will not process a construction estimate through its member‑contractor division until the client provides:
1-A set of Final Permit Drawings stamped by a licensed BCIN Designer or Structural Engineer (P-eng)
2-A municipally-stamped, approved building permit.
The approved permit may be obtained either:
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Through the client’s own architectural service provider, or
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Through The Renovation Co-op's Architectural Design & Permit Services
This policy ensures that all construction pricing is based on finalized, permit‑approved drawings—reducing assumptions, eliminating guesswork, and minimizing regulatory uncertainty for both the contractor and the homeowner at the estimating stage.
How This System Benefits Homeowners...
When a building permit is obtained by the homeowner before contractor estimates are requested, the homeowner maintains greater control over the renovation process.
With the final drawings and approved permit in hand:
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The homeowner may request estimates from any contractor
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All contractors must submit pricing based on the same approved drawings
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Estimates are more comparable, detailed, and accurate
-
Pricing relies less on assumptions and more on a confirmed scope and set of requirements
This approach helps homeowners avoid unexpected delays, surprise add‑ons, and pricing disputes that commonly arise when construction pricing is established prior to permit approval.
Why This System Benefits Contractors
By relying on permit‑approved drawings:
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The client’s project is effectively ready to proceed, allowing construction to begin without permit‑related delays
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Contractors can present their best and most competitive price without accounting for unknown approval timelines
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There is no guesswork related to zoning, compliance, or pending municipal decisions
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Construction pricing can be prepared with greater confidence and accuracy
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Project scheduling and timelines become more predictable
Although clients remain free to select any contractor of their choosing, when a client elects to hire both a member‑BCIN and a member‑contractor through our organization, coordination between design and construction becomes substantially more efficient—resulting in clearer communication, faster workflow, and fewer revisions.
When a client who has purchased the architectural drawings and permit processing through our organization later chooses to hire a member‑contractor for the project, the client becomes eligible to receive an Architectural Rebate of up to $1,500, which is applied as a deduction against the final construction agreement.
In addition to the architectural rebate, such clients will also qualify for other incentives, discounts, or credits (as available) offered through our organization to help offset the overall cost of construction.
Architectural Services Provided...
* Municipal Zoning Reviews
Review of municipal zoning and design constraints to confirm what is permitted for the property. Permit processing included.
Structural Modifications
These are separately stamped drawings that display details related to the removal and/or installation of load-bearing walls, , columns, and foundation-related projects. Depending on the type and level of the project, a member-BCIN who has been trained and designated for this type of service, or a licensed, structural engineer (p-eng).
Drawings & Permits for
Laneway Suites
Laneway suite drawings are prepared by a licensed member-BCIN designer or Structural Engineer (P.Eng.), who also submit the building permit application on your behalf.
Garden Suites
* Basement Apartment Conversions
Note: Unlike many contractors who provide estimates before permits are approved, our organization does not process construction estimates until a valid building permit is in place.
This policy is especially critical for Basement Apartment Conversions, which carry the highest risk of zoning conflicts, failed approvals, enforcement action, and stop‑work orders.
By resolving all compliance and approval issues upfront, our permit‑first approach protects both the homeowner and the contractor—allowing projects to be priced and built with confidence, not costly surprises.
Notice: Basement apartment conversions are among the most closely enforced renovation projects, especially in the Toronto region. Unless a client has already obtained an approved building permit, construction estimates will proceed only after permit approval has been secured through one of our own member‑BCIN designers, who is carefully vetted and appropriately matched to the size and scope of the project.
If you purchase the drawings and permit for your Basement Apartment Conversion through a member-architectural specialist, you will be eligible to receive a $5,000 rebate that will be credited toward the cost of construction. (if completed by a member-contractor). The rebate will be applied as a credit towards the final contract price.
Committee of Adjustment (CoA)
Preparation & Representation
A Committee of Adjustment (CofA) is a municipal body that considers requests for minor zoning relief when a project does not fully comply with zoning requirements.
Your member‑BCIN will prepare and manage the CofA application and represent you throughout the hearing process to obtain final approvals and a stamped permit before construction can proceed.
Surveys
Many homeowners do not have access to a current property survey, even though surveys are often required for permit approval, real‑estate closings, and mortgage financing or refinancing.
If a survey is required for the permit to be issued, construction estimating will not proceed unless a recent survey is provided.
If needed, we will offer our professional Survey Services to support your architectural and permit submissions.
Permit Approvals for Basement Apartments
Featured Promotion — Special credit applied toward the cost of a basement apartment conversion
Since 2019, basement apartments have been permitted across Ontario, leading to a sharp increase in homeowners converting basements into high‑revenue rental units—particularly in the Toronto region.
At the same time, municipalities have seen a significant rise in permit compliance violations tied to basement apartment work performed without permits, resulting in much stricter enforcement and heightened scrutiny, especially where fire and life‑safety issues are concerned.
As a result, basement apartment conversions have become one of the highest‑risk types of renovations from a permit‑compliance standpoint.
That is why our organization will not process construction estimates for basement apartments or any other permit‑required projects unless a completed and approved building permit is already in place.
If a client has not already obtained their own approved permit, our Architectural Services division is available to provide the required drawings and manage the permit application process separately, on behalf of the client.
Through this service, we recommend and assign a licensed, vetted member‑BCIN designer, carefully matched to the size, scope, and complexity of the project, to prepare permit‑ready drawings and oversee the full approval process with the municipality.
Once the permit is officially and fully approved, the construction estimating process may proceed, ensuring that compliance issues are addressed upfront—rather than discovered after the contract has been signed.
Toward the end of 2005, Ontario began implementing significant changes to the Building Code, which included changes that allowed for the expansion of legal basement apartments in response to growing housing needs, particularly in large urban centers such as Toronto.
At the same time however, these changes brought stricter compliance standards and a stronger enforcement focus on permits and safety requirements.
For this reason, Basement Apartment Drawings and permit applications should only be prepared and managed by a licensed architectural specialist who regularly delivers this level of architectural service and is familiar with current approval requirements.
Note:
If you are planning to convert your basement into a legal rental apartment, and you purchase the drawings & permit through our organization, please note the following offer *
Fire separation, Means of Egress (escape), Ceiling Height, Ventilation, Sound Control, and other safety requirements all play a critical role in whether such a permit will ultimately be approved.
Types of Architectural Services We Provide
* Permit‑Ready Architectural Drawings
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Permit‑Ready Architectural Drawings
Drawings prepared for municipal submission and permit approval, based on applicable zoning and Building Code requirements.
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Zoning Review & Design Coordination
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Review of zoning and design constraints to confirm what is permitted before drawings are finalized or submitted.
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Basement Apartment Conversions
Architectural drawings prepared for life‑safety, egress, fire‑separation, and compliance review.
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Laneway & Garden Suite Designs
Permit‑ready drawings prepared to meet municipal secondary‑suite requirements.
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Structural Modification Drawings
Architectural documentation coordinated with structural engineering where load‑bearing changes are involved.
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As‑Built Drawings
Documentation of existing or previously altered conditions, often required for permits or compliance resolution.
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Permit Revisions & Re‑Submissions
Corrections and updates to rejected, incomplete, or previously submitted permit drawings.
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Permit Compliance & Violation‑Resolution Drawings
Architectural support for Stop‑Work Orders, compliance notices, and enforcement‑related matters.
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Committee of Adjustment (CoA) Preparation & Representation
A Committee of Adjustment is a municipal body that considers requests for minor zoning relief when a project does not fully comply with zoning requirements.
Your member‑BCIN will prepare and manage the CoA application and represent you throughout the hearing process to obtain final approvals and a stamped permit before construction can proceed.
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Surveys
Many homeowners do not have access to a current property survey, even though surveys are often required for permit approval, real‑estate closings, and mortgage financing or refinancing.
Where a survey is required, construction estimating will not proceed until a recent survey is provided. When needed, we arrange professional survey services to support architectural and permit submissions.
A Safe, Managed
Environment for the
Coordination of All Types & Levels
of Renovation-Related Services
About
Our Organization
Our Construction Estimating Policy
WeRenovate.com will not process construction estimates amongst its member‑contractors until a complete, stamped Building Permit is submitted for the project.
Why This Policy Exists
Normally, when a homeowner requests an estimate from a typical (non‑member) contractor, one of two things will occur:
1. The contractor provides a price that includes a hidden, estimated cost for architectural services.
As a result, the contractor is locking in a price before anyone truly knows what zoning, permit, or Building Code requirements your project will be subject to.
Once the construction contract is signed, control of the drawings and permit process belongs to the contractor — not the homeowner — making competitive pricing and later changes difficult.
— or —
2. The contractor asks you to hire your own architectural specialist, or a specialist the contractor refers you to.
Although this may remove architectural responsibility from the contractor, it leave you handling your own design and permit process, without professional oversight or coordination with construction pricing later.
Permit Requirement for Construction Estimates
The required permit may be provided by:
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A licensed BCIN (Building Code Identification Number) designer or architectural specialist retained independently by the client, or
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A licensed BCIN designer provided through our own Architectural Design & Permit Services.
Until a completed permit is submitted, no construction estimate will be issued.
This policy ensures that:
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All contractor pricing is based on the same set of final permit drawings
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Pricing reflects confirmed municipal approvals, not assumptions
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Homeowners retain full control before committing to construction
Selecting the Right Architectural Specialist
Not all architectural specialists provide the same level of experience, licensing, or project‑specific expertise.
Our estimating team will recommend a member‑BCIN based on your project’s type, scale, and complexity—ensuring your drawings and permit application processing are handled by a licensed professional who regularly delivers the same level of architectural service your project requires.
Homeowners may also engage their own architectural specialist, provided all drawings and permits meet municipal requirements and are fully approved prior to construction estimating.
Permit Compliance Issues
Ontario’s Building Code has recently changed—and across Ontario (most notably: the Toronto region), homeowners are increasingly finding themselves facing compliance investigations and orders that can escalate fast if you respond incorrectly or too late.
Municipal enforcement is no longer driven by neighbour complaints alone. Municipalities across Ontario—especially throughout the Toronto region—are now proactively auditing permit records, cross‑checking property data, and aggressively pursuing unpermitted or non‑compliant work with a level of intensity not seen in years.
And while recent Building Code changes were introduced to address the need for additional, affordable housing—such as Laneway Suites, second‑floor apartment conversions, and Garden Suites—those same changes have also ushered in a hard, near zero‑tolerance approach to permit compliance violations.
If you have received a Compliance Order or Stop‑Work Order, delays and missteps can trigger rapid escalation—including follow‑up inspections, administrative penalties or fines, court action, orders to remove or undo completed work, and restrictions on future permits or approvals.
These issues can also interfere with the sale of your property, refinancing, insurance coverage, and any future renovation plans.
To support homeowners facing these situations, WeRenovate.com has established a dedicated Permit Compliance Team comprised of our most experienced, senior‑level BCIN member‑specialists, focused exclusively on compliance and enforcement‑driven files.
⚠️ IMPORTANT
Once a Compliance Order or Stop‑Work Order is issued, every response, document, and submission becomes part of the enforcement record. Mistakes made early can significantly increase costs, delays, and legal exposure.
For immediate information and assistance, proceed directly to:
👉 https://werenovate.com/compliance