Custom Home Permit Design
Permit design for a new custom house, from early zoning and site constraints through coordinated building-permit drawings. The process starts with the property—not with a floor plan copied from another lot.
What a custom-home permit package can include
Depending on the property and agreed scope, 828 Design can prepare and coordinate:
- site plan and zoning statistics based on available survey/property information
- floor plans, roof plan, elevations and building sections
- foundation, wall, floor and roof construction details
- energy-efficiency design information required for the permit
- building-structural design within applicable BCIN scope and coordination of professional engineering where required
- HVAC/mechanical, plumbing and other building-service permit information within applicable scope
- permit submission support and municipal comment coordination where included
What we review before detailed house design
A custom-home layout should be developed inside the real constraints of the property.
- zoning envelope, setbacks, height, lot coverage and floor-area controls
- survey, grading, driveway and site-access conditions
- tree protection, conservation, heritage or other applicable-law issues where relevant
- demolition requirements if an existing building is being removed
- foundation/basement concept and relationship to grade
- energy, structural, HVAC/mechanical, plumbing and servicing coordination
Designing for the lot is more important than designing a pretty plan first
A house can have an excellent interior layout and still require major redesign if the footprint, height, driveway, grading or other property conditions are not resolved. We prefer to establish the zoning/site envelope early, then develop the floor plans and exterior design inside that framework.
Common custom-home permit questions
Can you design a house from a floor plan I found online?
A reference plan can help communicate room relationships, but the permit design must be adapted to the actual Ontario property, zoning, Building Code, structure, climate/energy requirements and site conditions.
Do I need a survey before design starts?
Accurate property information is important for a new house. The municipality may require current survey and grading information, and the exact documentation depends on the jurisdiction.
If I am replacing an old house, is demolition part of the same permit?
Demolition is a separate approval process even when coordinated with the replacement-house application. Municipal demolition-control conditions can also apply.
Will I need structural, HVAC and plumbing design?
A new house requires coordinated building systems. 828 Design can perform applicable BCIN design activities within our registered qualifications and coordinate separate professional input where required.
Can the city change the design during review?
The municipality may request clarification or revisions if the submitted design does not satisfy the applicable Code, zoning or other law. Municipal approval cannot be promised in advance of the authority’s review.
Can I change room sizes during construction?
Small field adjustments are different from material design changes. Changes that affect approved plans, structure, exits, plumbing, HVAC or other permit information should be reviewed before construction proceeds.
From permit to construction
The issued drawings become the basis for construction and municipal inspections. Contractors remain responsible for construction means, methods and site safety, while design changes must be routed back through the appropriate permit/design process.
What to send for a quote
- property address and municipality
- current survey and any grading/site information
- desired approximate house size, storeys, bedrooms and key spaces
- reference images or sketches showing the design direction
- whether an existing house must be demolished
- any zoning review, variance decision, conservation/heritage information or municipal comments
Related residential permit services
Home Addition Permit Design · Demolition Permit · Zoning Review · Building Structural Permit Drawings · HVAC & Mechanical Permit Drawings
828 Design Inc. — BCIN building design & permit services. Content reviewed for current Ontario permit context: August 2026. Requirements are confirmed for the property, municipality and agreed project scope. Qualifications & responsibility →
Planning a new custom home?
Send the property address, survey and a short description of the house you want. We can begin with the site and zoning constraints before detailed design.