A new house, built on what you already own.
Replacing a teardown or filling a vacant infill lot with a new detached or semi-detached house is a full ground-up permit application, not a renovation. It needs the same building drawings and HVAC design as any house we do, plus a complete site plan, a lot grading plan and an energy compliance calculation. It’s within our BCIN House scope: drawings and HVAC design stay in-house, with structural coordinated through an outside licensed professional.
Build the drawing set for your lot.
- 01What’s on the lot today?
- 02What are you building?
- 03Is grading already covered by a subdivision or site plan approval?
- Site planProperty boundaries, the new footprint and setbacks on every side.In-house
- Lot grading planHow water drains off the new house and the lot.In-house
- Existing conditionsThe house being replaced, as it stands today.In-house
- Floor plans, elevations, sectionsThe proposed house, every floor and every side.In-house
- Structural drawingsFoundation to roof, with an outside licensed professional.Coordinated
- HVAC and ventilation designHeating, cooling and fresh air for the new house.In-house
- CSA F280 energy calculationHeat loss and heat gain, required for every new home.In-house
- Permit application, Schedule 1 and 2The provincial application plus the design-responsibility forms.In-house
- Demolition permitIts own permit, issued before construction can start.Separate permit
7 of 9 prepared in-house. Structural is coordinated with an outside licensed professional, so it’s still one submission.
A new build starts from the lot.
A renovation or addition works with an existing structure. A new build starts from the property line, so every part of the package covers the whole lot and the whole house.
Full site plan
Property boundaries, the proposed footprint and setbacks on every side, not just the side being touched.
Lot grading plan
How water drains off the new house and the lot, required for new housing not already covered by a subdivision or site plan approval.
Structural, ground up
Foundation to roof, coordinated with an outside licensed professional, not just the one wall or beam a renovation might touch.
Energy compliance (CSA F280)
A heat loss and heat gain calculation is required for every new home. It’s exactly the HVAC work we do in-house.
What’s in the drawing package.
- 01
Site plan
Property boundaries, the new footprint and setbacks on every side.
PreparedIn-house
- 02
Lot grading plan
How water drains off the new house and the lot.
PreparedIn-house, unless already covered
- 03
Existing conditions
The house being replaced, as it stands today.
PreparedIn-house, teardowns only
- 04
Floor plans, elevations, sections
The proposed house, every floor and every side.
PreparedIn-house
- 05
Structural drawings
Foundation to roof, with an outside licensed professional.
PreparedCoordinated
- 06
HVAC and ventilation design
Heating, cooling and fresh air for the new house.
PreparedIn-house
- 07
CSA F280 energy calculation
Heat loss and heat gain, required for every new home.
PreparedIn-house
- 08
Permit application, Schedule 1 and 2
The provincial application plus the design-responsibility forms.
PreparedIn-house
Replacing a teardown adds a demolition permit, issued separately before construction can start.
Within BCIN House, and said plainly when not.
Our BCIN qualifications are House and HVAC House. That covers detached and semi-detached houses, additions and renovations. If a project is outside that scope, we’ll say so upfront rather than take it on.
BCIN House and HVAC House
- Detached houses
- Semi-detached houses
- Additions and renovations
- HVAC design and the CSA F280 calculation
Said upfront, not taken on
- Larger multi-unit residential buildings
- Anything that needs a Part 3 (large building) qualification
Timeline, honestly.
A complete, code-compliant application for a standard house can move through a municipal queue quickly once it’s submitted, but that’s the best case for a straightforward, complete package. Treat any number as a best case, not a guarantee, until we’ve looked at your specific lot.
A complete package
The fastest reviews go to complete applications. Missing pieces send it back.
Infill grading
Infill lots often add grading and drainage review on top.
Teardown first
A teardown needs its demolition permit as a separate step before construction.
Pick the question closest to yours.
Do I Need a Permit?
A self-check before you call anyone.
Additions
Second storeys, rear and side additions within BCIN House scope.
Process
Feasibility check, drawings, coordination and permit submission, in order.
Tell us about the lot. We’ll tell you what the permit needs.
What a new build permit actually requires for your property, before you commit to drawings.