Learn about all of the different words, terms, and phrases that you will inevitably hear (or will want to know) when planning to renovate, add onto, or build a new home in Toronto

This article is an “ongoing” blog that we will add to as we keep talking to more and more home owners and real estate investors that are looking to understand the residential construction process better.

Home Building Glossary (A-Z)

As-Built Drawings (substantial Renovations)

As-built drawings are important for substantial renovation projects by providing a designer or architect a set of drawings that outline the dimensions of the existing house being altered. This is usually the first step in the design process, a person usually has to come to the property to measure the interior of the house (all levels) as well as the exterior of the house if there are alterations being made to the interior. These drawings, along with either a survey of the property, gives your designer or architect the ability to start designing the alterations to the existing structure and figuring out how to best optimize the new space.

Note that as-built drawings are not needed for infill construction projects, only projects where the existing structure is being reused in anyway.

As-Built Surveyor’s Real Property Report (Infill Construction)

An as-built plan of survey is needed to verify compliance with the permit drawings for infill construction projects, including laneway and garden suites. The Toronto building inspector overseeing the project needs to be sure the new structure is at appropriate setbacks from property lines and that the elevations are correct. An as-built SRPR helps to identify possible issues before it is too late or too costly to correct them. This is needed for the project to progress in the City of Toronto, as the building inspector will ask for it in order to sign off on the framing phase.

Cantilevered Overhangs (Structural Design)

A cantilevered overhang is a structural method of extending usable floor space over load bearing walls or beams. This is popularly completed in Toronto with second level additions to unlock more space for bedrooms while adding a bit of protected space beneath. Note that due to the floor space being above the outdoor elements there is a requirement to insulate the floor. We recommend sprayfoaming to prevent as much heat transfer as possible. Due to that area of the floor being over unconditioned space you will likely feel a slight difference in temperature on the floors as well.

To see one of our finished projects that utilized cantilevered structural design, please visit our Chilton Avenue Home Addition Page Here!

Combination Boiler (or Combi Boiler)

A combination boiler is installed in houses to provide domestic hot water for plumbing fixtures (showers, faucets, dishwashers, washing machines, etc.) but can also be used to provide heat to air handlers and for radiant heating (baseboard radiators, in floor heating, etc.). These are basically tankless hot water heaters that have a high enough BTU output to also provide heating if needed.

Committee of Adjustment (C of A)

Committee of Adjustment is a process designed by the Toronto Building Department and Toronto Planning Departments to keep track of all variances requested from home owners and properties that are looking to build/renovate. Depending on what variances you are trying to get you will have a higher likelihood of approval from C of A. The ability for C of A to approve certain variances depends on many factors including (but not limited to) historically approved variances in your neighbourhood (think of them as precedents), neighbour feedback/support, and the experience of the person representing your project in front of C of A (how much experience your designer/planner has with C of A is important).

Footing Size Verification (Home Additions only)

The process of footing size verification involves digging down below the existing home’s footings to determine the soil conditions, width, and depth of the footing to understand if the existing footings/soil can support the load of additional levels to the home. It is recommended to get this work done during the design phase, and some architects/designers offer this as a service during the design phase. If they do not we can offer this as part of our building scope for a fee. The verification includes a report from a structural engineer verifying that the soil conditions and footings are sufficient to carry the additional load of the new levels of the house. This report is submitted to the City for review during the permit submission process.

Garden Suite

A garden suite is a self-contained secondary dwelling unit located on an already establish property in Toronto. A garden suite must adhere to the zoning bylaws that have been established by the City of Toronto. The major difference between a garden suite and laneway suite is the former does not need to abut against a laneway in order to be built. A garden suite is considered a residential infill construction project.

Heat Pump (HVAC EQUIPMENT)

A heat pump is defined as a system that transfers heat from or to an outdoor condenser through the use of refrigerant and electricity. Heat Pumps operate very similarly to Air Conditioning units in the Summer but the key difference is the heat transfer process can be reversed to also provide heating during the winter months. There are now Heat Pump systems that can be used to heat and cool homes in Toronto all year round with little to no ancillary/back-up heating required.

Heat pumps can either be connected to ducted or ductless systems to distribute heating and cooling throughout a home.

Home Addition

A home addition is defined as an addition to your already-established home. This may include an extension to the sides, rear, or front of the house or may also include additional levels to the home (i.e. turning a bungalow into a two-storey home). Due to the great soil conditions and well-built homes in Toronto, many war-time bungalows and houses built with double-brick masonry are easily converted into 2 or 3 level homes. As long as 51% of the existing exterior walls are maintained from the original home you can submit your building permit to The City of Toronto classified as a Substantial Renovation (SR) instead of a New Home Build.

Infill Construction (residential)

Infill Construction is defined as the removal of the entire existing home (including foundation/footings/drains) to create a completely new home. There are even more steps/considerations to be followed with this including (but not limited to) infill construction notices that are sent to the neighbours surrounding the impending build, upgrades to the sewers and water supply lines on both the private side and city side of the property, and additional costs incurred by building a completely new home when compared to home additions or substantial renovations. Examples of types of projects considered infill construction are custom homes, laneway suites, and garden suites.

Laneway Suite

A laneway suite is a secondary, self-contained dwelling unit abutting a laneway that can now be built in the City of Toronto. This creates a new building on an already-established property where access to the unit is from the laneway. Laneway suites have their own set of zoning bylaws that must be adhered to, much like renovations and building projects to primary dwellings. All properties in Toronto (including Scarborough) that qualify from a zoning standpoint for this program can apply.

New Home Construction

A New Home Construction project is classified by the removal of more than 51% of the existing walls and is shown on building permits as New Home (NH) instead of Substantial Renovation (SR). Note that Infill Construction is classified as New Home Construction. It is important to be aware of the additional costs that will be incurred by submitting your project as a New Home project. BVM Contracting can help you through this process, having a wide range of experience dealing with New Home Construction projects in Toronto.

Permit Submission Package

A permit submission package is the final version of the design package that the City of Toronto reviews and provides Ontario Building Code-related feedback and approves the plans for permit. The additional layer of drawings provided at this stage are the structural drawings for the home, whether it is new or an existing structure. Usually this is the stage where you can submit the drawings to builders for a more formal review and to get finalized pricing. Note that along with the building permit there may also be a demolition and plumbing permit if you are demolishing the existing home (for new home’s) and/or revising the plumbing (i.e. moving, or adding fixtures).

*NOTE THAT FOR ANY NEW HOME AND SUBSTANTIAL RENOVATION PROJECTS THAT ARE COMPLETING A HOME ADDITION, THERE IS A REQUIREMENT TO COMPLETE A NEW HVAC DESIGN FOR THE HOME. THE HVAC DESIGN AND PERMIT ARE A SEPARATE PERMIT ALTOGETHR AND DOESN’T NEED TO BE SUBMITTED WITH THE MAIN PERMIT.

Take-offs

TJI Joists and Joists

Manufactured by Weyerhaeuser, TJI joists are the new standard in joist installations for new home construction and home addition projects. Made with OSB and dimensional lumber, you can create long spans for joists which gives designers the extra flexibility to bring home owner’s dreams to life. TJI’s also make the installation process easy for framers and rough-in work easier for HVAC/plumbing work. You will usually see TJI’s spec’d in your drawings once the permit submission drawings are prepared with the structural drawings.

For those of you who are unfamiliar with what a joist is, they are a form of engineered or dimensional lumber that you use to create a floor system, along with floor sheathing (i.e. plywood or Oriented Strand Board (OSB)). There are maximum spans that certain types/sizes of joists can make. If joists are not able to span a certain length of space that is where structural beams like LVL’s or steel beams come in!

Topographic Survey

A topographic survey is a necessary set of drawings completed by a register land surveyor for all infill construction projects and some home addition projects (especially ones where there will be maximum height issues with zoning). This type of survey allows designer and architects to determine the established grade of the new home that is being designed, which allows them to maximize building heights for the project.

Toronto Local Appeal Body (TLAB)

Created through the City of Toronto Act and became effective in May 2017 to establish a second level of oversight for Committee of Adjustment applications submitted to the City of Toronto. TLAB is comprised of citizens elected by City of Toronto Council that hear appeals of Committee of Adjustment decisions. The aim of this organization is to provide efficient scheduling of hearings that are fact based, consistent, and fair for the appealing party. Note that when the decision from Committee of Adjustment is rendered there is only a certain amount of time to file an appeal with TLAB, and you will be required to pay an additional fee for the hearing.

Walk-out (Basement)

A walk-out is a term to describe an entrance/exit from a below-grade level of a home to the grade of the property. They are commonly used for basement secondary suites (i.e. legal basement apartments). This type of system is usually characterized as a set of concrete steps and landing from a basement to the grade of the property. The cost to do this work depends on if it is a new construction project or if it is an existing home. If it is an existing home there is underpinning work that is required in order to complete the walk-out, and engineering is involved to confirm the underpinning was done correctly.

Zoning By-law

Zoning By-laws are a set of parameters that are publicly disclosed by the City of Toronto that show what you can and cannot build on the property, and gives a set of rules regarding the amount of space/density a building can have on a property and where it can be located on the property. Residential zoning by-laws are reviewed during the zoning review completed by the City of Toronto when you submit your proposed renovation or new home build plans to the City.

Zoning certificate

A zoning certificate is the formal approval of the plans for your new home or substantial renovation project through the City. This gives you the ability to submit the permit-submission package for final review and approval by the City of Toronto.

Zoning Review

A zoning review is completed once your designer or architect submits the design package that includes a survey, site plan, as-built drawings (if the house is to remain), floor plans for the new layout of the house for all levels (new and existing), elevation drawings, and roof plans for the City of Toronto to review. This is the step that the City of Toronto provides feedback about the project from the perspective of the zoning by-laws that are in place (Side Yard Setbacks, Front/Rear Yard Setbacks, Maximum Height, Gross Floor Area, etc.) and flags any variances that the design presents when compared to the zoning by-laws. If there are variances that are flagged the City gives your designer/architect a chance to either change the plans, or you can go to Committee of Adjustment to get the approval for the variances that they have flagged. If there are no variances then the City will provide you with a zoning certificate to proceed to permit submission.

About BVM COntracting

BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations and custom home builds (full interior renovations, home additions, lot severances, new home construction, and laneway suites). Our goal is to help guide our clients through the process of building their home, from concept to completion.

Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

To learn more about our offering by visiting our services page.