BCIN? Difference Between Designer, Architect and Engineer According to the Ontario Building Code
As I meet with new clients and friends every day, I commonly hear the same questions "What is a BCIN?" "When is a BCIN required?" Etc. Here is some clarification to the public on some important issues about choosing a company to provide you with plans. Please note that this information applies only in the Province of Ontario.
What is a BCIN?
A BCIN stands for 'Building Code Identification Number'. This number is assigned by the Ministry of Municipal Affairs & Housing, to successful applicants who have completed the requirements outlined in Division C Section 3.2 of the Ontario Building Code. There are two distinct types of BCIN number, individuals & firms. Individuals are people who have completed the exams and have received a BCIN from the MAH; However, they do NOT carry any insurance. As a result this limits the types of projects that the person can do. Firm BCIN's on the other hand MUST carry valid liability insurance, and depending on the amount of designs fees that a firm charges in a year will dictate the required amount of insurance coverage they must have. Insurance is expensive but it is there to protect you so avoid working with companies who do not have it. For most people, a home is your single largest asset; Do you really want to get plans from someone without insurance?
How do I know if I am choosing a registered company?
The Ministry of Municipal Affairs & Housing provides a database of all registered BCIN holders. The registry is available through a system called QUARTS. Once on the Public Registry, this system allows you to search by the individual's name, the company's name or the BCIN #. Once you have found a business or individual, it will bring you to a page with details on the company. It lists the mailing address of the business & contact details. At the bottom it should also show the Registration as 'Registered Designer' and the Status as 'Current'. If it shows up as 'lapsed or expired' then this means that they either do not have valid insurance for that year, or that they are late in filing their paperwork.
Do I need an architect or engineer for my project?
Probably not! There have been massive changes to the system in the last few years, opening the doorway for a new title; Designers. Architects & Engineers are NOT required for any project less than 600m² (6,458 sq.ft.) and less than 4 storeys. For most residential and small commercial projects, you do NOT need an architect or an engineer. However, and this is important, if the project involves certain structural modifications, an engineer may be requested by the municipality to review the plans. On this note, there is a BCIN exam which will supersede this requirement! If your design company is a registered company in the Category of 'Building Structural' then they can complete the plans.
When do I need a BCIN 'stamp' for my project?
Depending on the type of project you may or may not need a BCIN number on your drawings. You do not need a BCIN number if the project relates to the construction of a house that is owned by the person who produces the drawings or if it relates to a farm building less than 3 storeys. There are a few other instances, but these are probably the two most important. Often I hear homeowners ask for just the drawings to submit for permit (no stamp). This is allowed, but as the homeowner you must be knowledgeable of the drawings (after all, you are claiming that you have produced them). It is okay to admit to the municipality that you hired someone to draw them for you, but at the end of the day you will be responsible to ensure that the drawings meet code. If the city has approved your building permission based on the drawings and you proceed to build your project to the drawings only to later find out that there is a problem, you will be on the hook to make any necessary adjustments to pass inspection. Most companies will charge from $ 200 to $ 2000 for the use of their BCIN number on the drawings. This may seem expensive but it is the security blanket that will keep you safe and ensure that your drawings meet code! I also personally apply for the permits and handle all the paperwork on my client's behalf when I charge this fee; Which most people prefer as nobody likes to stand in line for half a day to submit paperwork to the City.
I hope that this will help to clarify any questions you may have had regarding the requirements of having someone produce build permits for your project. I look forward to working with you, and if you have any questions then please do not hesitate to ask!