Permit work is technical. Working with us should feel clear.
828 Design Inc. provides building design and permit services for residential, commercial and industrial projects across Ontario. We help turn a project idea, an existing condition or a municipal issue into organized drawings, documentation and a defined path toward permit submission.
Experience shows in how the file is handled.
828 Design is an established Ontario building-design and permit-services company. Our experience comes from working through the parts of permit projects that create problems when they are ignored: existing conditions, zoning, drawing coordination, municipal comments, consultant requirements and changes in scope.
That experience spans residential work such as custom homes, additions, basement apartments, secondary suites, multiplex projects, laneway and garden suites, garages and structural alterations, as well as commercial and industrial renovations, change-of-use work, tenant improvements, restaurants, offices, retail spaces, warehouses and other permit-driven projects.
We do not measure professionalism by how complicated the process sounds. The objective is to understand the project, identify what the file requires, prepare the agreed work carefully and keep the client informed about the next step.
A broad permit-service scope, organized by what the project actually needs.
Not every project needs every discipline. We define the scope around the property, proposed work, municipality and applicable approval path.
Homes, suites & additions
Custom homes, multi-family and multiplex projects, basement apartments, secondary suites, home and second-storey additions, laneway and garden suites, garages, accessory structures, decks, porches and regulated alterations.
View Residential Services →Spaces that need to work—and pass review
Commercial renovations, tenant improvements, restaurants and cafés, retail and office work, medical and dental clinics, unit demising, change of use, industrial and warehouse alterations, mezzanines and related permit scopes.
View Commercial / Industrial Services →Understand the approval path early
Zoning review and feasibility, minor variance and Committee of Adjustment support, permit application coordination, municipal comments and resubmissions, unpermitted work and Order to Comply matters, and other planning or permit-support tasks where applicable.
View Planning / Permit Services →Bring the required pieces together
Measured and as-built drawings, permit drawing review, HVAC, plumbing and MEP coordination, electrical drawing coordination, structural and beam coordination, SB-12-related documentation and coordination with independent regulated professionals where required.
View Technical / Coordination Services →A practical process. No black box.
The exact scope changes by project, but the work should always have a clear starting point, defined responsibilities and an understandable next step.
Understand the property
We start with the address, proposed work, existing information and the issue the client is trying to solve.
Check the permit path
Zoning, existing conditions, applicable requirements and known municipal constraints are considered before unnecessary design work is developed.
Prepare the agreed drawings
The drawing package is developed around the defined scope and the information needed for the applicable permit review.
Coordinate required disciplines
Where additional consultants or regulated professionals are required, their role is identified and coordinated as part of the agreed service.
Support the review
Where included, we assist with submission, municipal comments, revisions and the next required project step.
Project delivery without unnecessary office overhead.
Much of modern permit work happens through digital drawings, municipal portals, document review, email, video meetings and consultant coordination. 828 Design handles those parts digitally where practical and arranges site attendance, measurements or in-person requirements when the project scope calls for them.
This operating model keeps the process focused on the project itself. It also allows clients, contractors and consultants to exchange drawings, municipal comments and decisions in a written format that can be reviewed later instead of relying only on phone conversations.
Clear professional boundaries are part of good service.
828 Design provides building-design, permit-documentation and coordination services within the applicable scope and qualifications. We do not present one company as every regulated profession.
When professional engineering is required, the responsible independent licensed engineer or engineering firm controls the engineering judgment and issues any engineering calculations, drawings, reports, letters, opinions or seals. Other regulated work—such as legal surveying or electrical work and Electrical Safety Authority requirements—remains with the appropriate qualified professional, contractor or authority.
Municipalities and other authorities make approval decisions. No responsible permit service can guarantee an approval date or outcome. Our job is to prepare and coordinate the agreed work professionally and help move the file forward with the information available.
Professionalism should be visible before the first drawing is issued.
The standard is straightforward: clear scope, careful documentation, direct communication and no promises that depend on someone else’s decision.
Clients should understand what is included, what is not included and when another discipline may be required.
Permit work should be readable, coordinated and developed around the actual property and project scope.
Questions, comments and decisions are handled directly, with written communication preferred for project-critical information.
We describe our services and professional relationships accurately rather than using titles, guarantees or credentials that do not apply.
Have a property, project idea or municipal comment in front of you?
Send us the project information you already have. We can review the scope and identify the appropriate next step.