Accessory dwelling unit (ADU)

Zoning restrictions can impact where accessory apartments are permitted in a municipality. These regulations may include stipulations on minimum lot width and lot area. If you need to seek relief from these zoning restrictions, you can apply for a Minor Variance from the Committee of Adjustment. This process allows you to request an exception to the zoning by-laws in order to allow for an accessory apartment on your property. Keep in mind that each municipality has its own rules and regulations regarding accessory apartments, so it’s important to research the specific requirements in your area.

A Lot Survey may be required as part of your application for a building permit.  It provides detailed information about the boundaries, dimensions, and features of a property, such as its size, shape, and placement of the building. This information allows me to create a site plan that shows the parking spaces, setbacks, and other information required for the building permit.

If you are buying a property or have recently closed on one, ask your realtor if they can include a Lot Survey in the information package. The previous owner or the municipality may have a copy of the survey that you can request or obtain. You can also try to find a surveyor who can perform a new survey of the property, or search online for resources that offer access to public records, such as land registries, survey databases, and mapping tools.

Here is an example of a website that provides information about Lot Surveys and how to get one:

https://www.protectyourboundaries.ca/

Many municipalities have zoning regulations that specify the minimum number of parking spaces required for a dwelling with an accessory apartment. These regulations vary depending on the location and the size of the property, as well as the type and use of the building. Therefore, it is important to check the applicable zoning by-law before you apply for a building permit.

A typical parking space has dimensions of about 2.75 meters by 5.75 meters (9 feet by 19 feet), which is enough to accommodate a standard passenger vehicle. However, the dimensions may need to be adjusted if the parking is located near a wall, a fence, or other obstructions that affect the maneuverability of the vehicles. Some municipalities allow for tandem parking, where two or more vehicles are parked in a line, but at least two of them must be able to exit without moving the others.

In addition to the number and dimensions of the parking spaces, the zoning by-law may also have requirements for landscaping, driveway width, and other features that affect the appearance and functionality of the property. If you cannot meet these requirements due to the constraints of your property, you may be able to apply for a minor variance, which is a special permission granted by the municipality to allow for a deviation from the zoning regulations. To obtain a minor variance, you will need to submit a detailed application that explains your situation and shows how the variance will not harm the public interest or the values of the surrounding area.

According to the Ontario Building Code (OBC), a minimum ceiling height is required in all residential buildings, including basements, to ensure safety, comfort, and accessibility. The OBC specifies that at least 75% of the basement area must have a ceiling height of at least 6 feet 11 inches, and no part of the basement must have a ceiling height lower than 6 feet 5 inches. This requirement applies to all living spaces, corridors, and passageways in the basement, and it cannot be waived or reduced.

If you have a basement with a lower ceiling height, you may need to take some measures to increase it to meet the OBC standards. Some of the options include underpinning (excavating the basement floor), replacing a dropped beam with a flush beam, redesigning the layout of the rooms to avoid passage under a beam, or replacing the existing ducts with slimmer ones. These options can be costly and require specialized knowledge and skills, so it is best to consult a professional engineer or contractor who can assess the feasibility and cost of the proposed solutions.

If you are planning to renovate or remodel your basement, it is important to consider the ceiling height and other OBC requirements, and consult with a qualified professional who can advise you on the best options and solutions.

These are items I will identify at the site visit and suggest possible solutions.

If your basement does not have a separate entrance, you may want to consider adding one to improve access, safety, and security. A separate entrance can be created by cutting a new opening in the wall, installing a door, and building a walk-up with concrete steps from the basement to the ground level. The location, size, and design of the entrance should be determined based on the layout of the property, the surrounding features, and the building code requirements.

The Ontario Building Code (OBC) requires that every dwelling unit must have at least two ways to exit to the outside, in case of fire or other emergency. For most basements, this requirement is met by having a door and an egress window. An egress window is a window that can be easily opened from the inside without using any tools, and has a minimum opening area of 4.1 square feet, and a minimum opening width and height of 18 inches. The egress window must be located in a habitable room, such as a bedroom, a living room, or a family room, and it must be easily accessible without any obstacles, such as furniture, curtains, or screens.

In addition to the size and accessibility of the egress window, the OBC also imposes restrictions on the percentage of window openings that are allowed on any exterior wall that is near a property line. The closer the wall is to the property line, the smaller the percentage of window openings is permitted, to prevent overbuilding and protect the privacy of the neighboring properties. If the distance to the property line is less than 4 feet, no window openings are allowed, unless an automatic fire sprinkler is installed at the window opening.

To ensure compliance with the OBC requirements and avoid potential delays or penalties, it is important to consult with a qualified professional who can evaluate the feasibility and cost of adding a separate entrance and an egress window to your basement, and provide you with the necessary design and specifications for the building permit and construction.

The Ontario Building Code (OBC) sets minimum standards for the amount of natural light that must be provided in different types of rooms in a residential building. These standards aim to ensure that the rooms have sufficient light to support the activities and functions of the occupants, and to provide visual and thermal comfort, health, and safety.

According to the OBC, the minimum window areas for natural light in different rooms are as follows:

• For laundry rooms, kitchens, and bathrooms, windows are not required, unless they are part of the main entrance, or they are used for ventilation, emergency egress, or natural illumination of adjacent rooms.
• For living rooms and dining rooms, the minimum window area must be at least 5% of the floor area.
• For bedrooms and other finished rooms, such as family rooms, home offices, and hobby rooms, the minimum window area must be at least 2.5% of the floor area.

These standards apply to buildings that are more than 5 years old. For buildings that are less than 5 years old, the required percentage is doubled, which means that the minimum window area for living rooms and dining rooms must be at least 10%, and the minimum window area for bedrooms and other finished rooms must be at least 5%.

If you are planning to renovate or remodel a room in your home, or if you are building a new home, it is important to consult the OBC and check the minimum window areas for natural light that apply to your project. You can also consult with a qualified professional who can provide you with more detailed information and guidance on how to comply with the OBC requirements and achieve a satisfactory level of natural light in your rooms.

According to the Ontario Building Code (OBC), smoke alarms are required in all residential buildings to provide early warning of a fire and to alert the occupants to evacuate the premises. The OBC specifies that a smoke alarm must be installed on each floor of the building, in a common area, such as a hallway, a stairwell, or a lobby, and in each bedroom, to provide adequate coverage and protection.

In addition to the smoke alarms in the rooms, the OBC also requires that any furnace or heating system that serves both the main dwelling and the accessory unit must have a smoke detector installed in the main duct, to shut off the gas supply and stop the air circulation if smoke is detected. This requirement applies to all types of furnaces, including natural gas, propane, oil, or wood-burning, and it is intended to prevent the spread of fire and toxic gases through the ducts and vents.

Another type of detector that is required by the OBC is the carbon monoxide (CO) detector, which is designed to detect the presence of CO gas, which is a toxic and odorless byproduct of combustion that can cause illness, injury, or death. The OBC requires that a CO detector must be installed adjacent to each sleep area on each floor that has a fuel-burning appliance, such as a furnace, a fireplace, a stove, or a water heater. The CO detector must be listed and labeled, and it must be tested and maintained according to the manufacturer’s instructions.

To ensure compliance with the OBC requirements and to protect the occupants of your building from fire and carbon monoxide hazards, it is important to install, test, and maintain the smoke alarms and CO detectors in the appropriate locations, and to replace the batteries or the detectors when necessary. You can also consult with a qualified professional, such as a fire safety inspector or an electrical contractor, who can provide you with more detailed information and guidance on how to install, maintain, and upgrade the smoke alarms and CO detectors in your building.

When you are converting a basement into an accessory apartment, you need to consider the requirements for fire resistance and sound transmission that are set by the Ontario Building Code (OBC) and the local building authority. These requirements are intended to prevent the spread of fire and smoke between the units, and to reduce the noise and vibration that may disturb the occupants or the neighbors.

According to the OBC, any walls, ceilings, and doors that separate one unit from another must have a certain fire resistance rating (FRR) and a certain sound transmission class (STC) that is specified in the OBC and the local zoning by-law. The FRR is a measure of the ability of the building elements to withstand the exposure to fire and heat, and the STC is a measure of the ability of the building elements to block the transmission of sound. The OBC specifies that the FRR and the STC of the separating elements must be at least 50, which means that they must be able to withstand a fire exposure of at least 30 minutes, and block the transmission of sound with a frequency of at least 500 Hz by at least 50 decibels.

To achieve the required FRR and STC, you may need to remove the existing drywall, install insulation, resilient channel, and fire-rated drywall, and seal the joints and gaps with fire-rated caulk or tape.

Do not rush into finishing your basement if you do not know the exact requirements and have not had them approved by your local building authority.  Be wary of any finished basements which were done without a permit or were not designed to be an apartment from the start.  If you do not know the exact requirements, or if you have not obtained the required permits and approvals, you may face delays, penalties, or even demolition of the work that you have done. Therefore, it is important to obtain the building permit before you start the construction, and to follow the OBC and the local building codes throughout the project, to protect yourself, your tenants, and your property.

If you are planning to build or renovate a residential property, it is important to consider the layout of the rooms, and design them in a way that maximizes the functionality, comfort, and appeal of the space. A well-designed layout can enhance the value, attractiveness, and livability of your property, and it can make a positive impression on potential tenants or buyers. On the other hand, a poorly designed layout can cause inconvenience, discomfort, and frustration, and it can reduce the appeal, marketability, and profitability of your property.

To avoid the pitfalls of a bad design, and to take advantage of the benefits of a good design, you can hire a professional designer who can help you put your ideas and requirements into a detailed and coherent plan. A professional designer can evaluate your property, listen to your needs and preferences, and provide you with creative and practical solutions that meet your budget and schedule. A professional designer can also incorporate the building code requirements, the zoning regulations, the accessibility standards, and the environmental factors into the design, and ensure that the final product is compliant, safe, and sustainable.

A professional designer can use various tools and techniques to create a design that is tailored to your property and your goals. Some of these tools and techniques include sketches, diagrams, models, renderings, specifications, and schedules. These tools and techniques can help you visualize and evaluate the design, and make informed decisions before you commit to the construction.

To learn more about the benefits of professional design, and to discuss your project with a qualified designer, you can contact me today and schedule a consultation. I can provide you with the information, the advice, and the services that you need to create a successful and satisfying design for your property. I can also help you identify and resolve any potential issues or challenges that may arise during the design process, and support you throughout the construction and occupancy of your property.

  Call / Contact me today!