Interior Renovations · Mississauga, Peel Region
Kitchens, bathrooms, basements and open main floors for Mississauga houses, whether a 1960s to 1990s suburban home or an older one in the Port Credit or Streetsville cores. We design the structural and mechanical changes in Richmond Hill, upload them through ePlans to the City of Mississauga Planning and Building Department, and our crew builds them.
What’s included
Most interior work we build starts with a wall someone wants gone. The rest follows from that: the beam, the systems behind the drywall, the finishes, and the inspections in between. In Mississauga the package goes to the City of Mississauga Planning and Building Department, and it is drawn to that department’s checklist.
The wet rooms
New layouts, plumbing moved to suit them, and the ventilation and electrical brought up to code while the walls are open.
Rooms combined
Combining rooms, widening openings and moving a stair so the main floor works as one space.
Engineered in-house
The beam, its posts and the footing under them designed and stamped by our P.Eng, with shoring in place before a stud is cut.
Behind the drywall
Systems updated while the walls are open: supply and drains rerouted, ducts resized, circuits added.
The package
Find your situation below. If it’s there, this is the service, and the card underneath is everything you get from our one office.
06 common situations
07
items in your package, all from one P.Eng and BCIN team.
Drawn & stamped in-house
How it runs
Four steps, one contract. The office that draws the beam is the one that installs it.
We look at the house, listen to what you want changed, and tell you which walls carry load and what the permit will cover.
Layout, structural and mechanical drawings come from one office, then go to the city. We answer examiner comments at no extra charge.
Our crew does the demolition, structure, rough-ins and finishes. When something unexpected turns up behind a wall, the engineer decides on site.
Framing, plumbing, electrical and final inspections are booked as each stage is ready. You get the closed permit with the keys.
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) 990-9179Once a fixture moves, yes. The City of Mississauga Planning and Building Department lists a sink, tub, toilet or shower that is added, removed or relocated as work that needs a building permit, while cabinetry, cupboards and painting need none. We check your scope against that list and the Building Code before pricing it.
Not for work inside the existing walls. Our Mississauga page names the conservation authority that covers your lot.
Yes. We take on interior renovations across Mississauga, including Port Credit and Streetsville, within an hour of our Richmond Hill office. The first consultation is free, by phone or on site.
Three things to start: property address; photos of the rooms you want to change; and any existing drawings or a previous permit. Send those and we tell you what the City of Mississauga Planning and Building Department will ask for before we quote.
Usually, once our P.Eng has traced which walls carry the floor or roof above and where that load reaches the foundation. The beam that takes over from a bearing wall is sized together with its posts and the footings under them, then drawn on the set we upload through ePlans. The City of Mississauga Planning and Building Department approves that set before any wall comes out.
Not if we plan the layout for it. Mississauga lets a detached, semi-detached or town home hold up to two additional units, so we keep the stair, the furnace room and the wall where a side door could go in places a future unit could use. Today the basement is permitted as part of your home through the Planning and Building Department, and the unit becomes its own application when you decide to add it.
Not in a standard condominium townhouse, which Mississauga’s additional unit rules leave out. A town home outside that kind of condominium can still take units inside the house. Either way the basement can be finished for your own household, and where the work moves walls, plumbing or heating we file it through ePlans.
First we confirm the address falls inside Meadowvale Village, Old Port Credit Village or Streetsville, the three districts the city has designated under Part V of the Ontario Heritage Act. Each district has its own requirements, so where the renovation reaches the outside of the house, such as a replaced window, a new door or a rebuilt porch, we ask the city what that district expects before those drawings go to the Planning and Building Department.
It can. Mississauga’s Private Tree Protection By-law 0021-2022 needs a permit before a tree on private land with a trunk of 15 cm or more is injured or removed, and a dead tree is no exception. Digging close to a tree that size can damage its roots, so we note nearby trees at the site visit and, where the dig cannot move, apply for that permit alongside the building permit from the Planning and Building Department.
We open the application in ePlans, the city’s online permit system, and upload the drawings there. You can follow it in the same system under Project info while the Planning and Building Department reviews it, and when the examiner sends comments, we revise the set and answer them. Work that needs the permit waits until it is issued, and we tell you when that happens.
Inspectors from the City of Mississauga Planning and Building Department, at the stages the permit sets out; Peel Region has no part in it. Our crew books each inspection as the work reaches that stage. The permit stays open until the last required inspection passes, and we see it closed, since an open permit can cause trouble when you sell or apply for the next one.
Searched & answered
Short answers to the interior renovations questions people search most, and the broader topics they lead to.
Not covered here? Book a free consultationIt takes out or widens the walls between rooms, most often between the kitchen, dining and living areas, to make one open main floor. A wall that carries the floor above can still come out once a beam is sized to carry its load. Fine Engineering designs the structure and builds the opening.
The price follows what the basement has to become. Open space finished for the house is mostly framing, insulation, drywall and floors. A bathroom with no rough-in under the slab adds plumbing, and moving a post adds structure. A second unit costs more again, with the fire separation, exit and 1.95 m ceiling a suite needs. Fine Engineering prices it from what the first site visit finds.
Start by settling what the space is for, because that decides the permit. Living space for the household usually needs none unless the plan changes the structure, the plumbing or the heating. Any of those, or a second unit, goes on a building permit first. The layout then works around the posts and drains already there. Fine Engineering draws that layout and files the permit.
Usually a whole floor, or the whole house, taken back to the framing and rebuilt: a new layout, structural changes where walls move, plumbing and ducts rerouted and new wiring, then insulation, drywall and finishes. Fine Engineering starts from the house measured as it stands, so the new plan fits the framing already in place.
Once 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.
Good to know
In Mississauga the reviewer is the City of Mississauga Planning and Building Department. Every Mississauga lot sets its own terms: the framing and drains of the house on it decide how far a renovation can go.
We walk the site with the survey on a scheduled visit before anything is drawn, then file the interior renovations package to the City of Mississauga Planning and Building Department’s own checklist.
Mississauga mixes historic village cores at Port Credit and Streetsville within 1960s to 1990s suburban neighbourhoods, with teardown rebuilds on older lots, so two kitchens a few streets apart can be different jobs. A house in a historic core is measured as it stands, and any hidden framing is opened up. In the newer houses, the original permit drawings, if you have them, save part of that step.
Mississauga Zoning By-law 0225-2007 dates from 2007 and has been amended many times, so we work from the current consolidation for your zone rather than a copy from when the house was bought. It decides what the lot and the building may hold, the number of units included, and the city can only issue a building permit for work that complies with it.
Kitchens, bathrooms and opened-up main floors seldom raise a zoning question. The by-law comes into play when the work adds a basement unit, one of the two extra units a Mississauga house may hold, or puts something new outside, such as a walkout stair. Where the design misses a standard, a minor variance from the Committee of Adjustment comes first, and the Planning and Building Department issues the permit once it is granted.
Lowering the ground for a walkout or a below-grade entrance is a grade change, and Mississauga deals with those under its Lot Grading and Municipal Services Protection By-law. The grading for a house lot is checked before the building permit is issued, so we draw it with the renovation set instead of leaving it for later.
If the lot sits in a Credit Valley Conservation regulated area, the digging also counts as development under Ontario Regulation 41/24 and needs the CVC permit before the city issues its own. In eastern Mississauga along Etobicoke Creek, the Toronto and Region Conservation Authority issues that permit instead, and we check the right authority’s mapping before a walkout is designed.
Contact us
Tell us what you want changed and we’ll tell you what it involves, on a free first call.
First consultation free(416) 990-9179