Toronto & Peel · Within an hour
Permit drawings, engineering and inspections for Mississauga houses and commercial units, in the old village cores of Port Credit and Streetsville and in Erin Mills and Meadowvale, drawn to Zoning By-law 0225-2007 and filed through ePlans by our Richmond Hill team.
P.Eng · BCIN · Mississauga
Six services under one P.Eng and BCIN team, each with its own Mississauga page: what it covers, who reviews it here, and what to send to start.
Renovation underway
Renovations, legal basements, additions and custom homes, measured, drawn and taken through the city.
City requests
Handled at no extra charge
Office fit-out
Change of use, alterations and new commercial builds, kept compliant with zoning by-laws and the Ontario Building Code.
Reviewed for
Zoning + Ontario Building Code
Roof trusses
Wood, concrete and steel design stamped by a licensed P.Eng, from a single beam to a full framing package.
Stamped by
Licensed P.Eng (PEO)
Ductwork & lighting
HVAC, plumbing and electrical design, coordinated with the permit package so the trades build from one set.
Deliverable
Permit-ready MEP drawings
Driveway & grading
Grading, drainage and site alteration approvals for driveways, pools and full lot regrades.
Deliverable
Grading & site plans
Front entrance
Pre-purchase and pre-renovation inspections read by an engineer: structure, mechanicals and code, not just surfaces.
Inspected by
Our engineering team
Design · permit · build
We draw it, permit it and build it. When something unexpected turns up behind a wall, the engineering call gets made on site.
Walnut kitchen
Open up a floor plan, rework a kitchen or bathroom, and update the systems behind the walls.
Recent project
Richmond Hill · 2,700 sq ft
Basement suite
Turn a basement into a legal second unit that earns rental income and adds property value.
Recent project
Vaughan · 1,100 sq ft
Suite framing
Detached backyard suites for family or rental income, from the zoning check to the finished build.
Recent project
Richmond Hill · 1,250 sq ft
Addition framing
Additions and new units tied into the existing structure, with the beams, columns and mechanicals worked out first.
Recent project
London · duplex unit
Rear deck
Decks, porches and canopies designed to code, with footings sized for the load.
Recent project
London · 570 sq ft porch
Finished exterior
Custom homes with the architectural and engineering work coordinated by one team.
Recent project
Haldimand County · 1,750 sq ft
Case files
Open any file for the scope, the disciplines involved, what we delivered and what the owner came away with.
A compact two-storey suite in a Toronto backyard. Architectural and structural drawings, zoning review and a framing package that makes every square foot count.
Delivered
New living space on a lot the owners already had.
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Structural walls came out and rooms were added to open the plan. Beam and column design, permit drawings and renovation coordination through to final inspection.
Delivered
An open layout where the load-bearing walls used to be.
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A code-compliant second unit with its own entrance, fire separations between the units, HVAC design and the full permit package.
Delivered
A legal second unit that brings in rent and adds property value.
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A new build taken from the client’s sketch to occupancy, with the architectural, structural and mechanical design done by one team.
Delivered
Built to the client’s own plan, with one team answering for every discipline.
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A two-storey garden suite laid out to get the most usable space from the footprint, designed and permitted as a rentable unit.
Delivered
Rental income and a higher property value.
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A dental office converted into a supermarket. Interior renovation, a new plumbing system and fire separations upgraded to the Ontario Fire Code.
Delivered
A dental office reopened as a supermarket, compliant with the Ontario Fire Code.
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A custom covered porch that turns the front of the house into usable outdoor space. Addition design and structural drawings for the permit.
Delivered
More usable outdoor space and added home value.
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Site grading to manage drainage and prepare the land for a new driveway, drawn as a grading plan for the site alteration permit.
Delivered
Drainage handled and the land ready for a new driveway.
Start a project like thisPhoto plates
Additions, basements, kitchens, new builds and commercial fit-outs. Drag a row to scrub through it, or open any photo full size.Tap any photo to see it full size.
21 platesResidential, commercial & new build
The drawing set
Framing schedules, wall assemblies, dimensions and a city review stamp, as issued. Client title blocks are trimmed off to protect the people we drew them for.
Drawing set
Sheets in this set
Sheet title
Existing basement plan
The existing house recorded before any design: beams, joists and bearing walls.
Drawing no.
2 of 5
Service area
From the office we cover the whole GTA, north to Barrie and Orillia, east to Peterborough and Cobourg, west to Kitchener and Brantford, and down through Niagara.
46 across 8 regions
York Region
Toronto & Peel
Halton
Durham
Simcoe & Dufferin
Waterloo, Wellington & Brant
Hamilton, Niagara & Haldimand
Kawarthas & Northumberland
Past the 90-minute line
We've also completed projects in London and Strathroy. Farther out than that? Call (416) 990-9179 and ask.
Permits filed with municipalities including
Before you call
Anything we haven’t answered here, we’ll answer on a call. The first consultation is free.
(416) 990-9179The City of Mississauga Planning and Building Department. Mississauga is a lower-tier municipality in Peel Region, which handles regional roads and servicing but not house permits. We submit under our own BCIN and P.Eng credentials and stay on the file until the permit is issued.
Mississauga has one. Mississauga’s Lot Grading and Municipal Services Protection By-law governs grade changes, and residential grading plans are reviewed before the building permit is issued. Where it applies, the application needs a grading plan, and we prepare and file it.
Credit Valley Conservation (CVC) covers Mississauga. It regulates work near watercourses, valleys, wetlands and floodplains, and its permit comes before the City of Mississauga Planning and Building Department issues the building permit. Eastern Mississauga along Etobicoke Creek is under the Toronto and Region Conservation Authority. We check the regulated-area mapping for a Mississauga lot at the zoning stage.
All of it, including Port Credit, Streetsville, Erin Mills and Meadowvale. Mississauga is within an hour of our Richmond Hill office, and the first consultation is free.
Online, through ePlans, which is where the City of Mississauga Planning and Building Department takes building permit applications. When we prepare your drawings, the submission is ours to make: we upload the set, answer the examiner’s comments and send the revised sheets back in until the permit is issued.
In ePlans itself, on the application’s Project info page. On a file we submitted, we keep an eye on that page and call you when the Planning and Building Department comes back with comments or issues the permit.
Mississauga Zoning By-law 0225-2007. It dates from 2007 and has had a long run of amendments since, so what governs your lot is the by-law as it reads today, not the original text. We check the current version against your address before anything is drawn, because the Planning and Building Department reviews each permit set against it.
Yes, for any tree on private land that measures 15 cm (6 inches) or more across, and a dead or dying tree is no exception. Private Tree Protection By-law 0021-2022 covers injuring such a tree as well as cutting it down, so digging or regrading near one can call for the permit too. The building permit from the Planning and Building Department does not cover it, so we plot the protected trees on the site plan and you learn early whether a tree permit has to go in as well.
The house plus up to two additional residential units, where the house is detached, semi-detached or a town home. Both can be inside the house, or one can be inside with a detached garden suite in the yard, but a lot never gets a second garden suite. We read that against Zoning By-law 0225-2007 for your lot before either unit is designed.
Only if the address falls inside Meadowvale Village, Old Port Credit Village or Streetsville, each designated by the city as a district under Part V of the Ontario Heritage Act. Two of those names are close to neighbourhood names, Meadowvale and Port Credit, so we check the address against the district map rather than going by the street. For a house inside one, we confirm what the district asks of exterior work before the design is drawn.
Searched & answered
Short answers to what homeowners, builders and business owners search most, from deck permits to change of use.
Not covered here? Book a free consultationOnce a complete application is in, Ontario’s Building Code gives the municipality 10 business days to issue a house permit or refuse it with reasons. Larger and more complex buildings get a longer period. The count only starts when nothing is missing, so an absent sheet or an unresolved zoning issue holds it back. Fine Engineering checks zoning and code before anything is submitted.
The application form, the drawings the Building Code calls for, and every other approval the project depends on. Zoning counts as applicable law, so a needed minor variance has to be granted before the permit can be issued, and a lot in a conservation authority’s regulated area may need that authority’s permit first. Fine Engineering assembles the whole package, with the designer’s registration details on the drawings.
Most often because the plans do not show that the work meets the Building Code or applicable law, such as the zoning by-law. A permit is also withheld when the law requires an engineer’s or architect’s design and the drawings lack one, or when the builder of a new home is unlicensed. The refusal must state its reasons, and Fine Engineering revises the set to answer each one.
Stop work and start on the drawings. A stop-work order usually means construction began without a permit or departed from the approved plans. Getting out of it takes a permit application that shows what was built and what is proposed, then whatever inspections the city asks for. Fine Engineering prepares those drawings and replies to the city’s letters.
A municipal inspector visits at set stages to confirm the work matches the permit drawings and the Building Code, and nothing gets covered up until its stage has passed. Footings and framing are typical stages. The final inspection is the one that lets the permit close. On its own projects, Fine Engineering’s drawings are the set the inspector checks against.
It can be revoked, which has much the same effect. The Building Code Act lets the chief building official revoke a permit when work has not seriously begun within six months of issue, or has been halted for over a year. A permit whose inspections were never finished stays open on the property. Fine Engineering can draw what an old permit still needs so the city can close it.
About Mississauga
Mississauga’s housing runs to historic village cores at Port Credit and Streetsville within 1960s to 1990s suburban neighbourhoods, with teardown rebuilds on older lots. Across Port Credit, Streetsville, Erin Mills and Meadowvale that mix decides what a permit package has to show, and we measure it on site rather than assume it.
Mississauga is within an hour of our Richmond Hill office, so site visits, measured surveys and inspections are part of the routine rather than a special trip.
The City of Mississauga Planning and Building Department issues the building permit; Peel Region handles regional roads and servicing, not house permits. Grade changes are covered by Mississauga’s own site alteration by-law.
Credit Valley Conservation (CVC) regulates lots near watercourses, valleys, wetlands and floodplains in Mississauga, and its permit comes before the city’s.
Where an older Mississauga house comes down for a new one, three approvals have to line up. The Planning and Building Department issues the demolition and building permits, the new house’s grading plan is reviewed before that building permit is released, and any tree of 15 cm or more that the work would injure needs its own permit under By-law 0021-2022. We map out all three at the first site visit.
The additional unit rules are narrower for Mississauga townhouses. A garden suite is allowed only where the townhouse sits on a corner lot or a through lot, and a standard condominium townhouse cannot add a unit at all. A town home that is not a standard condominium can still take units inside the house, so we confirm the ownership type and the shape of the lot before a layout is drawn.
Contact us
Tell us what you’re planning and we’ll map the path from idea to permit to construction.
First consultation free(416) 990-9179