Basic or major? When you need drawings and a permit.
A new kitchen can be basic. Moving one wall can be major. What decides it is whether the work changes how the house is built: structure, layout, plumbing, ductwork, or how the space is used. Here’s how to sort your project before you call a contractor.
Pick the work. See the side.
- 01Kitchen, bath and finishes
- 02Walls and openings
- 03Systems and bigger work
Pick one kind of work.
Basic work is surfaces and same-place swaps. Major work changes how the house is built.
Not a Building Code term. A practical one.
The Building Code does not sort renovations into “basic” and “major”. Building departments sort work into what needs a permit and what does not. We use the two words as plain shorthand for that line.
Basic
Surface work and same-place swaps.
Major
Work that changes the structure, the layout, the plumbing, the ductwork or the use of a space.
Which side is your work on?
- Painting, cabinetry, millwork and flooring.
- A new sink, toilet or tub of the same type, where the old one was.
- Same-size windows and doors in the existing opening.
- Re-roofing or re-cladding with the same material.
- Structure: removing a load-bearing wall, beam, column or lintel, and structural repairs.
- Layout: moving, adding or removing walls and rooms.
- New or enlarged windows and doors, and basement walkouts.
- Adding or changing plumbing, such as moving a kitchen or adding a bathroom.
- New or replaced ducts, or a new HVAC system.
- Finishing a basement, or underpinning it for more height.
- Any addition.
Electrical work goes to the Electrical Safety Authority (ESA), not the building department, whichever side your project is on. More on the major side: removing a load-bearing wall, alterations and layout changes and additions.
The grey zone, and how we sort it.
Non-load-bearing walls
Some departments list adding or removing any wall as permit work. Others do not. If you are not sure a wall carries load, treat it as structural until someone checks.
Kitchen and bath remodels
A remodel that keeps every fixture in place is usually basic. Move the sink, add a bathroom or open a wall to do it, and it is major.
Furnace and AC swaps
Some departments list a like-for-like furnace or air conditioner as exempt. Others put HVAC system work on the permit side. Never assume a furnace swap is permit-free.
Mixed projects
Most real projects are a mix. One major item puts the project on the permit path, and the drawings then show the whole scope, so the examiner and inspector see one plan.
When a renovation becomes a second unit.
A finished basement becomes a second unit when it is a separate dwelling, with its own kitchen, bathroom and entrance. That is more than a major renovation. Fire separation, exits and the unit rules apply, and every additional unit needs a permit.
Planning a rental, or space for family? Start with second suites explained and basement requirements, or check does my property qualify?
Basic vs. major questions.
Is a kitchen remodel a major renovation?
It depends on what moves. New cabinets, counters and same-place fixtures are usually basic. Moving the sink, adding plumbing or taking out a wall makes it major, and that usually needs a permit.
Is finishing a basement basic or major?
Major. Building departments commonly list finishing a basement as permit work.
Does a major renovation always need structural design?
Only where the structure changes. Structural design, where needed, is coordinated with an outside licensed professional. A layout change that leaves the structure alone may not need it.
Can I do the basic work now and the major work later?
Yes, and many people do. If the later work will need a permit, plan it first, so the basic work does not get torn out to make room for it.
Pick the question closest to yours.
Send us the plan. We’ll tell you which side of the line it’s on.
A short description and a few photos are enough to start.