Adding an Apartment

What is an apartment? City regulations say a subsidiary apartment/dwelling unit is a living space that is self-contained, usually with its own cooking and bathroom facilities.

If your renovation or addition includes these things, you need a permit.

Steps to start your project

1. Find out if your property is in a zone that allows apartments. Only a detached dwelling can have an apartment. Apartments in a semi-detached, duplex or townhouse are only permitted under special circumstances. You will need to submit a planning application.

You can have one subsidiary apartment per dwelling. Regulations state that three or more apartments is an apartment building. Special zoning requirements and Building Code requirements will apply.

2. If your property is in a zone that allows apartments, you will need to complete a building permit application.

3. Submit detailed floor plans.

4. Inspectors review your plan and give you a letter that outlines the typical Code requirements:

Fire separations (fire rated gyproc) between units
egress (emergency escape) windows for bedrooms
AC (wired-in) smoke detectors
sound transmission components in common partitions (i.e. insulation, resilient channel)
a separate HRV (heat recovery ventilator/air exchanger) from the main unit (only required if one exists or is being installed in the main unit).

It is important to note that you have to protect penetrations of the fire separations. These can spread fire or smoke between units. So, for example, ABS and PVC (plastic) plumbing pipes must have an approved fire stop device installed at every location where a pipe goes through a fire separation. You must also install approved fire dampers in most ventilation ducts which penetrate the separations.

5. The Inspector usually arranges a pre-permit inspection. This makes sure we bring to your attention oddities or unusual issues with the proposed unit (for example ceiling height) before you begin.

6. Only electrical & plumbing contractors can get electrical or plumbing permits or ask for an inspection.

Stages of Building Inspections

City inspections are in place for public safety. It is important to know that we do not inspect for ‘fit and finish' items. Your nailing, finish and fit of trim and cabinets, should be covered by your builder's warranty or other warranty programs. You must ask for City inspections at the following stages:

Framing

We need to inspect before you install insulation and vapour barrier. This inspection is the most critical and time consuming. We examine all aspects of the structural framing to ensure the house is structurally sound and built to Code. Note that all framing members must be new, grade stamped lumber to ensure quality. We do not accept unstamped 'local' lumber or used lumber.

Insulation and vapour barrier

We need to inspect before you install drywall. The inspector checks for adequate insulation and proper vapour barrier. This is for:

acceptable comfort
temperature retention
to prevent inside generated moisture from entering wall/attic spaces and damaging components

Final inspection

We need to inspect before occupancy. To get an occupancy permit, you need to get your final electrical and plumbing inspections done. All construction must be finished.

Deficiencies

Every time an inspector visits, they leave a 'field notice.' This is either an approval or a list of deficiencies. You must have all deficiencies corrected before calling for the next inspection.

Occupancy certificate

We may refuse to give an occupancy certificate if there are outstanding deficiencies. We may also give a conditional Occupancy Certificate which lists the things you need to correct by a certain date. Fees apply if the City has to complete these items. Your Occupancy Certificate is a legal document. Your lawyer or financial institution will likely need a copy.

Permit Fees

Building permits for the addition of an apartment to a house are based on the cost of the planned work. Provide an estimate to determine the permit cost.