Residential Permits · Mississauga, Peel Region
Permit drawings for Mississauga houses, in the old village cores of Port Credit and Streetsville and the 1960s to 1990s suburbs around them: basement units, additions, garden suites and teardown rebuilds, drawn to Zoning By-law 0225-2007 by our P.Eng and BCIN team in Richmond Hill and uploaded through ePlans.
What’s included
Four kinds of residential work come through our door most often. Each gets the same package: measured drawings, a zoning and code review, structural design where it is needed, and a submission we stand behind until the permit is issued. In Mississauga the package goes to the City of Mississauga Planning and Building Department, and it is drawn to that department’s checklist.
Interior & exterior
Opening up a floor plan, removing a load-bearing wall, adding a deck or porch, putting in a pool, or taking down a tree the by-law protects.
Rental income
A basement apartment the city will approve: ceiling height, fire separation, egress, a compliant separate entrance and HVAC designed for two units.
New floor area
Rear and side additions, second storeys, detached garden suites and full custom homes, with the zoning check done before the first line is drawn.
Stamped in-house
Beams, posts, footings and framing sized and stamped by our own P.Eng, so the structural sheet sits in the same package as the architectural one.
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.
07 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 team. The engineer who measures the house is the one who signs the drawings.
We walk the house, measure what exists and talk through what you want. The first consultation is free, and we tell you then which permits apply.
Before drawing, we check the lot against the zoning by-law and the plan against the Ontario Building Code, so nothing goes to the city that will bounce back.
Architectural, structural and mechanical sheets are drawn in one office, cross-checked, and stamped by our P.Eng and BCIN designers.
We file the application, track it, and answer every examiner comment at no extra charge until the permit is in your hand. If you want us to build it, the same team carries on.
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.
Start a project like this
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.
Start a project like this
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.
Start a project like this
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.
Start a project like this
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.
Start a project like this
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.
Start a project like this
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.
Start a project like this
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) 990-9179We make them, at no extra charge. Comments from the examiner at the City of Mississauga Planning and Building Department come to us, and we revise the sheets, reply to each point and resubmit until the permit is issued.
Any that build, add on or change the grade on a lot the CVC regulates, such as an addition, a garden suite, a new house or a pool. Eastern Mississauga along Etobicoke Creek is under the Toronto and Region Conservation Authority. Ontario Regulation 41/24 counts site grading and building or enlarging a structure as development activity, which needs a permit from whichever authority regulates the lot. Each authority has to hold a pre-submission consultation if the applicant asks for one. On a Mississauga lot we check each authority’s maps against the survey before the site plan is drawn, then prepare the application from the same drawings as the permit set.
Yes. Mississauga residents apply for building permits online through ePlans, and they can check application status in the same system under Project info. We check the project page as the review moves and tell you when the examiner comments or the permit is issued.
Yes. We take on residential permits 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; what you want to do, in your own words; and a survey of the lot, if you have one. Send those and we tell you what the City of Mississauga Planning and Building Department will ask for before we quote.
Mostly the site plan and the elevations. Setbacks, height, lot coverage and the unit count are read from the by-law as amended to date, and the Planning and Building Department will not issue a permit for work that breaks it. Where a design misses a rule, we tell you while the drawings can still change, or prepare a minor variance if the design should stay as it is.
It can. Private Tree Protection By-law 0021-2022 applies to every private tree 15 cm or more across, dead ones included, and it treats injuring a tree like removing it, so a footing or a dig through the roots needs a permit as well. We plot those trees on the site plan from the survey, and if one stands in the way you hear about it before the set goes into ePlans.
The order of work changes. Those are Mississauga’s three heritage conservation districts under Part V of the Ontario Heritage Act, so for exterior work inside one we find out what the district expects before the elevations are drawn, and the permit set shows the house to match. A house outside all three goes straight into ePlans for the Planning and Building Department’s zoning and Building Code review.
Two at most beside the house: both inside a detached, semi-detached or town home, or one inside and one garden suite in the yard. A town home’s garden suite needs a corner or a through lot, and a standard condominium townhouse cannot add a unit. Which of those your lot can take is the first thing we settle, from By-law 0225-2007 and the survey.
Yes, a grading plan. Under Mississauga’s Lot Grading and Municipal Services Protection By-law the grading for a new house is checked before the building permit is issued, so the plan belongs in the first ePlans submission, not a later one. We draw it from a topographic survey, which lets the Planning and Building Department read the house and its grades as one package.
Searched & answered
Short answers to the residential permits questions people search most, and the broader topics they lead to.
Not covered here? Book a free consultationA permit to cut a new exterior door into a basement, usually with a stairwell dug beside the house. It covers the structural opening in the foundation wall, the guard and drainage for the stairwell, and the fire and egress rules for the unit it serves. Fine Engineering designs separate entrances as part of legal basement packages across the GTA.
Not always. Architectural drawings show a design. Permit drawings are the version an examiner can check against zoning and the Building Code, with dimensions, construction details and engineering where the work needs it. A concept plan is a useful start, and the code detail goes in before it is filed. Fine Engineering draws permit sets from its own site measurements.
Drawings of the house as it stands, the proposed floor plans, elevations and sections, and a site plan showing setbacks and lot coverage. Structural drawings come in where the work touches the structure, and HVAC, plumbing or electrical sheets where the scope needs them. Fine Engineering prepares the whole set with the completed application form and files both with the municipality.
Ontario qualifies designers in these Building Code categories: House; Small Buildings; Large Buildings; Complex Buildings; Building Structural; HVAC House; Plumbing House; Plumbing All Buildings; Building Services; Detection, Lighting and Power; Fire Protection; and Onsite Sewage Systems. The province’s QuARTS public registry lists each designer with their categories. Fine Engineering’s engineer holds BCIN qualifications in Small Buildings and in structural and HVAC design, alongside a P.Eng licence.
Often, yes. The opening needs a beam sized for the load above, posts under each end and a path that carries the load down to the foundation. The Building Code’s span tables cover some simple cases, but once the beam falls outside them, a licensed P.Eng has to design and stamp it. Fine Engineering prepares the engineering and the permit drawings together.
Not reliably by looking at it. A wall that runs across the floor joists, sits over a beam or another wall below, or stands near the middle of the house is more likely to carry load. Only the framing above and below confirms it, which is why Fine Engineering checks the structure on site before designing any removal.
Good to know
In Mississauga the reviewer is the City of Mississauga Planning and Building Department. Every Mississauga lot sets its own terms: its zoning and any demolition or grading approval the work needs decide which sheets go into the permit set.
We walk the site with the survey on a scheduled visit before anything is drawn, then file the residential permits package to the City of Mississauga Planning and Building Department’s own checklist.
The housing in Mississauga is historic village cores at Port Credit and Streetsville within 1960s to 1990s suburban neighbourhoods, with teardown rebuilds on older lots. On a rebuild, taking the old house down needs a permit just as building the new one does, and we prepare the demolition application with the new-house set.
A Mississauga lot can take one unit inside the house and one garden suite, or two units inside, and no more. If you expect to build both in stages, the first permit set should leave room for the second: the route from the street to the backyard, the water and sewer runs and the size of the electrical service. We draw those into the first set so the next application to the Planning and Building Department does not undo it.
A porch, an addition or a new house inside Meadowvale Village, Old Port Credit Village or Streetsville is designed to the district’s rules before the permit drawings are finished. We check the address against all three district maps at the first visit, because a house inside one has its exterior settled with the district before the zoning and Building Code review at the Planning and Building Department.
Contact us
Tell us what you’re planning at home and we’ll tell you which permits apply, on a free first call.
First consultation free(416) 990-9179