Drafting services turn your idea, whether it's a basement apartment, a deck, a garage or a commercial fit-out, into scaled drawings that a municipal building department will accept. In Ontario, the person who prepares and signs those drawings often needs a BCIN, so the first thing to check when you look for a draftsman is the qualification, not the logo. Below you'll find what a drafting package includes, how the process runs, what moves the price and how to judge providers near you.
TL;DR
- Drafting services produce the plans, sections, elevations and details your municipality needs to issue a building permit. Good ones also handle the submission.
- In Ontario, designers who prepare drawings for regulated work generally need to be qualified and registered. Ask for the BCIN and check that it appears on the drawings.
- Cost depends on project type, existing conditions, engineering needs and how many rounds of municipal comments come back. Flat-rate packages remove most of the guesswork on common projects.
- Our flat rates start at $750 for a basement second unit, $900 for a deck or porch or a detached garage, and $1,750 for a garden suite.
- Choose a provider that works in your municipality regularly, shows examples of permit-ready sets and explains in writing what is and isn't included.
Table of Contents
- What drafting services actually include
- Drafting, design and engineering: which one do you need?
- What a BCIN designer does, and why it matters in Ontario
- Which projects need permit drawings
- How the process works, from brief to permit
- What affects the cost and the timeline
- How to assess a draftsman or BCIN designer near you
- Common mistakes that delay permits
- Our perspective
- Get your permit drawings started
- FAQ
- Sources
What drafting services actually include
"Drafting" is an old word for a job that has grown. A drafter used to ink lines on paper. Today the work is part measurement, part code review and part paperwork, and the drawings are the visible result.
For a typical Ontario residential or small commercial project, a drafting engagement can include:
- Existing condition drawings: a measured record of the house, unit or space as it stands today.
- Proposed plans: floor plans, foundation or basement plans, and a site plan showing setbacks and lot coverage.
- Sections and elevations: cut-through views that show heights, stairs, ceiling clearances and the exterior faces of the building.
- Construction details: wall assemblies, fire separations, egress windows, guard and stair details.
- Mechanical drawings: heating, ventilation and air conditioning layouts, where the project calls for them.
- Structural content: beam and column sizing, footings and framing, often sealed by an engineer.
- Application support: completing forms, uploading the package and answering the plans examiner's comments.
The exact list is set by the municipality and the project type. The City of Kenora's required-drawings chart is a good example: it lists site plans and, depending on the project, foundation or basement plans, floor plans, cross-sections, elevations and HVAC designs. It also notes that an HVAC design is required for new mechanical systems serving each dwelling unit. Kenora is far from the GTA, but the pattern is the same across Ontario: the bigger the change, the more drawings.
Secondary suites and garden homes add detail. Markham's building permit guide says the drawings for these projects include fire-separation details, egress-window construction details and the locations of interconnected smoke alarms. A set that skips those items gets sent back, and that costs weeks.
Drafting, design and engineering: which one do you need?
People search for a draftsman, a designer or an architect and mean roughly the same thing. They aren't the same, and the difference matters when a permit is on the line.
| Role | What they do | When you need them |
|---|---|---|
| Drafter / draftsman | Prepares drawings from your brief and measurements | Simple projects where the design is already settled |
| BCIN designer | Designs and takes legal responsibility for drawings under the Ontario Building Code | Most house-scale and small-building permit work |
| Structural engineer | Calculates and seals structural elements | Removed load-bearing walls, new beams, larger spans, unusual loads |
| Mechanical / HVAC designer | Sizes and lays out heating, ventilation and cooling | New dwelling units, additions, commercial spaces |
| Architect | Leads design on larger or more complex buildings | Projects above the size limits for designer-led work, or where you want full design leadership |
Many projects need two or three of these working together. A one-stop provider coordinates them so you aren't managing consultants yourself.
What a BCIN designer does, and why it matters in Ontario
BCIN stands for Building Code Identification Number. Ontario's registered building practitioner page explains that a BCIN designer is a qualified professional who has completed the required examinations, and that certain classes of designers and design firms must be qualified and registered to do regulated work. The same page notes that a BCIN can be generated through QuARTS before a person sits the Building Code exams.
That last point is worth knowing as a customer. A number alone tells you the person is in the system. It doesn't tell you how many basement units they've taken through the City of Toronto, or whether they know how Brampton reviews a garage. Ask about both.
On the drawings themselves, the City of Toronto's secondary suites guide says drawings prepared by a qualified designer must show the designer's name, registration number, qualification identification number, signature and a stamp or statement that they have reviewed and taken responsibility for the design. If a set arrives without those, it isn't ready to submit.
Which projects need permit drawings
Not every project needs a permit, and rules differ by municipality. British Columbia's Building Permit Hub gives a sense of the general rule across Canada: most new construction, major renovations, demolition and plumbing work need one, while interior projects or minor repairs may not, depending on the local jurisdiction. In Ontario, your municipal building department makes the call, so phone or email them before you spend money.
In practice, these are the projects we see most often in the GTA and Hamilton area:
- Basement second units: a legal apartment needs fire separation, egress, ceiling height, smoke and CO alarms, and separate mechanical considerations.
- Garden suites: a new detached dwelling at the back of the lot, with site plan, servicing, structure and full construction details.
- Decks and porches: especially when attached to the house, raised above grade or large enough to trigger structural review.
- Detached garages: foundation, framing, setbacks and lot coverage.
- HVAC for new units or additions: a mechanical design showing equipment and duct layouts.
- Commercial tenant improvements: change of use, accessibility, fire separation and washroom counts.
- Interior renovations and custom homes: broader packages that combine architectural, structural and mechanical work.
How the process works, from brief to permit
The sequence is similar with most competent providers. Here is how ours runs, in the order things happen.
- Brief and scope. You describe the project, the address and your budget. We confirm which drawings the municipality will want and whether engineering or HVAC design is part of the job.
- Measurements and existing drawings. We capture the building as it stands, or work from survey and existing plans you provide.
- Design and code review. We lay out the space and check it against the Ontario Building Code and local zoning: setbacks, ceiling heights, egress, fire separation.
- Review with you. You see the layout before it becomes a full construction set. Changes are cheapest at this stage.
- Drawing set and consultant content. We finish plans, sections, elevations and details, and bring in structural or mechanical input where needed.
- Application and submission. The package goes to your municipality with the required forms and designer information.
- Comments and resubmission. If the examiner asks for clarifications, we answer them and revise the drawings.
- Permit issued. You hand the approved set to your contractor and book inspections.
Steps 6 and 7 are where timelines are won or lost. Our team is BCIN certified and manages the permit process directly, which is how we aim to shorten your project timeline rather than leave you to chase the examiner.
What affects the cost and the timeline
Drafting prices vary widely because projects do. These are the factors that move the number, in roughly the order of their impact:
- Project type and size. A deck is a smaller drawing set than a garden suite.
- Condition of the existing building. Unknown framing, older homes and missing as-builts mean more site time.
- Engineering and mechanical needs. Structural calculations and HVAC design are separate pieces of work.
- Design changes. Changing the layout after drawings are underway is the most common cause of overruns.
- Municipal review. Each municipality has its own queue and comment cycle, which you can't control but a provider can plan around.
- Site and zoning issues. Anything that requires a minor variance or a conservation authority sign-off adds time outside the drawing work.
Some providers bill hourly, which makes the final cost hard to predict. A flat rate states the price for a defined scope. That's the model we use for common residential packages:
| Package | Our flat rate |
|---|---|
| Basement Second Unit | $750 |
| Decks & Porches | $900 |
| Detached Garage | $900 |
| Garden Suite | $1,750 |
Commercial work, custom homes, structural engineering, MEP design, HVAC and interior renovation are quoted per project because the scope varies too much for a fixed number. These prices cover our drawing services. Municipal permit fees, engineer's fees where separate and construction costs are separate matters, so ask any provider to list what is included before you sign.
How to assess a draftsman or BCIN designer near you
Searching "near me" gets you a list. These checks sort it.
Confirm the qualification. Ask for the BCIN and the firm's registration. A reliable designer gives both without hesitation. The Ontario government's registration page explains what the qualification covers.
Ask what the BCIN exam does and doesn't prove. ARIDO, the interior designers' association, told the province in 2019 that BCIN testing focuses on minimum Building Code standards and doesn't require prior design-industry training or experience. So look at track record as well: finished permit sets for projects like yours.
Look for municipal experience. Toronto, Mississauga, Brampton, Vaughan, Oshawa, Hamilton and Oakville each have their own submission portals, checklists and habits. A designer who files in your city every month knows what the examiner will question.
Get the scope in writing. What drawings are included? How many revisions? Who answers examiner comments, and is that included in the price?
Ask who handles engineering and HVAC. If you must hire an engineer and a mechanical designer separately, you become the project manager.
Check how they communicate. You should know who your contact is and how long they take to reply. Slow responses before you pay are slow responses after.
Be careful with the lowest quote. If one price is much lower than the rest, the scope usually is too. Compare the same list of deliverables, not the headline number.
Common mistakes that delay permits
Most rejections come from a short list of avoidable problems:
- Incomplete drawings, such as a missing site plan, section or egress detail.
- Drawings that don't match the zoning rules for setbacks, lot coverage or height.
- No designer information, or a missing stamp or statement, where the municipality requires it.
- A basement unit drawn without fire separation or interconnected alarm details.
- Structural changes shown without engineering content.
- Hiring a contractor to "figure out the permit" after work has started.
An experienced designer catches most of these during the code review in step three, before they reach the examiner.
Our perspective
Most homeowners come to us after a long search for someone to "just draw it up." What they really want is a permit in hand and a project that doesn't stall. Drawings are the means, not the goal.
That's why we built our service around two things: certainty and ownership. Certainty means flat-rate pricing on the projects we see every week, such as basement second units, decks, garages and garden suites, so you know the figure before we start. Ownership means we manage the permit process ourselves. Being BCIN certified isn't a badge for the website. It lets us design to the Ontario Building Code, put our name on the drawings and speak to the plans examiner directly.
We believe the best time to fix a problem is on screen, not on site. Our team reviews code, zoning and structure before submission, which is how we've kept our permit approval record at 100%. For projects with more moving parts, such as commercial space, custom homes and mechanical or structural work, we bring architectural, structural and MEP under one roof so you aren't coordinating three offices.
If you're comparing providers, compare scope, not just price. Ask who submits, who answers comments and what happens if the examiner asks for changes. We're happy to answer those questions for your project before you commit.
the author
Get your permit drawings started
If your project is a basement second unit, deck or porch, detached garage or garden suite in the GTA or Hamilton area, you can start with a fixed price: $750, $900, $900 or $1,750 respectively. For commercial, structural, HVAC or custom home work, we quote after a short conversation about your scope.
See our building permit drawing services and the full list of residential and commercial packages.
Tell us the address and what you want to build, and we'll confirm which drawings your municipality will require.
FAQ
Do I need a BCIN designer for my project?
Ontario requires certain classes of designers and firms to be qualified and registered for regulated work, according to the provincial guidance. For a basement unit, garage or garden suite, a BCIN designer is the usual route. Confirm with your municipal building department which qualification they expect on your drawings.
How long do permit drawings take?
Drawing time depends on project size, how much measuring is needed and how quickly you approve the layout. Municipal review is separate and varies by city and season. Ask your provider for a schedule that separates drawing time from review time, and check your municipality's website for current review targets.
What is the difference between a drafting service and an architect?
A drafting service or designer prepares the drawings needed for permits, usually on house-scale and small-building work. An architect leads design on larger or more complex buildings and carries broader professional responsibilities. Many residential permit projects don't need an architect, but a larger or more complex building may. Your municipality can tell you.
Do flat-rate drafting packages cover everything?
A flat rate covers a defined scope, so read what's listed. Our flat rates for basement second units, decks and porches, detached garages and garden suites cover our drawing work. Engineering, municipal fees and construction are separate, and we explain them before you commit.
Can I find a draftsman near me who works in my city?
Yes, but look for one who files regularly in your municipality. We work across Toronto, Mississauga, Brampton, Vaughan, Oshawa, Ajax, Whitby, Richmond Hill, Hamilton and Oakville. Ask any provider for recent examples from your city.
Sources
- Building Permit Drawings, City of Kenora
- Guide to Building Permits, City of Markham
- Become a registered building practitioner, ontario.ca
- Secondary Suites, City of Toronto
- ARIDO response to the Ministry of Municipal Affairs and Housing, 2019