Developer Permits

If you are a Production Builder and wish to have your model plans certified before applying for building permits to construct the houses, please review and complete the following:

• Complete a Certified Model Plan (C.M.P.) for each model. 
• The models need to be reviewed and certified by the City before applying for building permits.
• A certified model is not a building permit. You must apply for a permit to construct on each lot the certified model will be built.
• The Model Certification does not include a review of Applicable Law. Applicant is responsible to ensure each permit application for each lot complies with all applicable laws.
• C.M.P. reviews for multiple models may take 2 to 3 months. For a smoother building permit application process, you should submit your models for certification before a subdivision or Site Plan Agreement is registered.

To apply to have your model certified, you will require:

Forms

• Schedule 1 Designer Information form (including the wording that floors and truss layouts have been reviewed in accordance with the architectural drawings)

• Energy Efficiency Design Summary SB-12
• Plumbing Information for Sizing of Water Distribution System Form
• Certified letter by Structural Engineer or Design summary sheets for structural members requiring Professional Engineer (Laminated Veneer Lumber, Point loads, etc.)
• Exemptions - Schedule 1 - If drawings are prepared, stamped and signed by a qualified Engineer or Architect, they are exempt from submitting a Schedule 1.

Plans

• Include the Title of Plan and Scale
• Overall dimensions and dimensions of each room and space
• Use of rooms and spaces
• Size, type (material), spacing and location of all structural members including beams, lintels, columns, joists, bearing walls and partitions
• Material and size of all components of floor, wall and ceiling assemblies
• Location of all plumbing fixtures

Elevations

• Include the Title of Plan and Scale
• Overall dimensions and dimensions of doors and windows
• Grade level
• Exterior wall cladding, finishes and flashing
• Spatial separation calculations
• Roof pitch
• Dimension of the overall building height measured from established average grade to midpoint of the roof
• Plans will include all variations of the plan including those to address grade changes such as walk-out basements 

Section (showing through stairs)

• Size and type of footing and foundation wall
• Foundation drainage
• Grade and distance from grade to floor
• Floor construction
• Exterior and interior wall construction
• Roof and ceiling construction
• Attic insulation and ventilation

Heating, Ventilation and Air Conditioning

• Heat loss and ventilation calculations
• Heating system floor plan showing the location and size of new ductwork and existing ductwork where new work is connected to it, location and size of supply air registers and return air grills
• SB-12 Energy Efficiency Design Summary

Engineered Floor Joists

• Residential mechanical ventilation summary
• If the design proposes using an Engineered Floor joist, the Floor layout from the manufacturer and the individual member profiles sealed by the Engineer will be required.
• Designer to provide a Schedule 1 form that includes wording that the floors have been reviewed in accordance with the architectural drawings.

How to apply on the Oshawa Application Portal to Certify your Model

When applying on the Oshawa Application Portal for a Certified Model Plan (C.M.P.)

• Select your project type as Certified Model Plan. Note: you are required to apply for each model type individually (ie: Model Villa 2, Elevation A, B, C would be one application).
• Project Descriptive Name should include the model name and elevations 
• Comments should include model name, elevations and any other options that are applicable to that model

Additional Resources

Building Permits

Apply now

To construct a new house in a subdivision using a Certified Model Plan, the Certified Model Plans must be approved by the City and your proposed site must be registered.

NOTE: if the C.M.P. certification is not finalized before submitting permits, the applications will be accepted with an incomplete status.

Your new construction must comply with Oshawa's Zoning By-Law. For information on how your property is zoned, view our Zoning page. 

Schedule D Conditions

All Subdivision Agreements have Schedule D conditions that must be met before building permits will be issued. Before applying for any building permits, review the conditions in the Subdivision Agreement to ensure there are no outstanding Schedule D conditions.

Tarion

By law, all new homes built in Ontario are provided with a warranty by a licensed builder/vendor. This law is called the Ontario New Home Warranties Plan Act. Visit the Tarion website for more information on the Act and to learn more.

For your project, you will require:

Forms

• Application to Construct or Demolish
• Schedule 1 Designer Information form
• Owner's Authorization form

Development Charge Information Forms – all required

• The City of Oshawa and Cash-in-Lieu of Parkland
• Region of Durham (Complete and submit the Region’s Development Charges Application online)
• Education Development Charges - DDSB
• Applicable Law Form
• Plumbing Information for Sizing of Water Distribution System Form
  
• Energy Efficiency Design Summary SB-12 
• Water and Sewer Connection application

Site Plan

The site plan must include the following:

• Direction (North arrow)
• Municipal address
• Legal description (lot and plan numbers)
• Lot Grading and Site Servicing details
• Property Lines; Dimensions of lot
• House siting (single or semi) or Block Siting (townhouses)
• Rights-of-way and easements
• Landscaped areas and hard surfaces such as driveways and walkways
• Sealed by an Ontario Professional Engineer or Ontario Land Surveyor
• Certified by Architectural Control (if required)

Set backs

• Setbacks from all property lines to all new and existing structures
• Setbacks from all property lines to all encroachments (porch, stairs, window wells, decks)

Driveway and walkways

• Driveway width
• Driveway setback to adjacent property line(s)
• Dimension of any walkway attachment; width to the driveway

Other

• Air conditioning location and setback
• Window well locations and setbacks
• Dwelling unit depth

Plans

Note: If the Certified Model Plan includes any extra proposed construction (e.g. a deck or walkout), include those drawings with this application.

• Streetscape certified by architectural control (singles and semis)
• Block Plans and Elevations, certified by architectural control (townhouses)
• Foundation Scheduled and limiting distance calculation specific to block
• Engineer Truss package per block (townhouses)

How to apply on the Oshawa Application Portal       

When applying on Oshawa Application Portal for New Construction with a Certified Model Plan (C.M.P.)

• Select your project type as New Construction-Production Builder. 
• Describe the work being done.  Ensure you include lot specific information. (ie: Walk out Basement, Optional second floor etc). Complete the remainder of the page. 
• Add your workitems (ie: single, attached garage, deck, porch etc)

Additional Resources

Building Permits

Apply now

Constructing a Model Home (for display and sale of new houses in a plan of subdivision) 

A Model Home is a House used for the purpose of display and sale of new houses in a plan of subdivision.  These houses may be constructed prior to a Subdivision Agreement being registered and may be a Dry Model (not connected to sewer and water) while operating as a model home.  A Model Home is not a Temporary Sales Office, however a temporary sales office may be an accessory use (typically within the garage).

A Conditional Building Permit will be issued for a Model Home. 

Prior to converting to a house, you will be required to satisfy all conditions and pass a final Occupancy Inspection.

Zoning Regulations for Model Homes

Prior to applying for a building permit to construct a house, for use as a Model Home, please ensure you comply with the following zoning regulations.  For further information, please section 4.13.2 of Zoning By-law 60-94, as amended. 

1. Plan of subdivision where the model house is located must have received draft plan approval,
2. The total number of permits to construct model homes is:

• Single detached dwellings or semidetached buildings: the total number is limited to the lessor of, ten (10) or ten percent (10%) of the total number of homes in the plan of subdivision.
• Block or Street townhouse:  the total number is limited to one block or street townhouse building only.  This is only permitted if the building does not contain more than eight (8) dwelling units and the number of dwelling units does not exceed ten percent (10%) of the total number of block or street townhouse dwelling units in the plan of subdivision
• The lands must be zoned to permit the proposed use and the proposed location of the buildings will comply with the provisions of this By-law upon registration of the plan of subdivision.
• A maximum of 3 single detached dwellings used as model homes may be temporarily connected while they are used as model homes.

Prior to issuing a conditional building permit to construct a Model Home the following approvals will be required:  Note: City Staff will obtain these approvals.

• approved location and design for the access, parking area and grading and the access has been constructed to the satisfaction of the City;
• approved subdivision engineering for the lot upon which the model home or dwelling unit is to be located;
• fully operational fire hydrants to the satisfaction of the Region of Durham and in a location acceptable to the City’s Fire, or an alternative firefighting system is fully operational to the satisfaction of the City’s Fire Services.

How to Apply for a Permit to construct a Model Home?

To apply for a conditional building permit to construct a Model Home and to review the required submittal items, please see Constructing a New House using a Certified Model Plan.

When filling in the building permit application, ensure you indicate in the Description of Work that you intend to use the house as a model home. 

Once your permit application has been reviewed and approvals have been obtained, a Conditional Building Permit will be issued for the model home. 

Note: You will be required to complete and sign a Conditional Model Home agreement.

How to Convert from a Model Home to a House?

Once you are ready to convert from a model home and obtain full occupancy, you will need to satisfy the conditions of the Conditional Model Home permit.

At this time,

• ensure your Subdivision Agreement is Registered
• provide the Sewer and Water Connection confirmation if it is a dry model, visit Durham Region Connection Permits
• provide confirmation that all Schedule D Conditions from your Subdivision Agreement are satisfied, and
• call your inspector for a final Occupancy Inspection.

How to Apply on the Oshawa Application Portal

When applying on the Oshawa Application Portal for New Construction of a house to be used as a Model Home

• Select your project type as New Construction-Production builder.
• Describe the work being done. Ensure you include lot specific information. (ie: Walk out Basement, Optional second floor etc). Complete the remainder of the page.
• Add your work items (ie: single, attached garage, deck, porch etc)

Additional Resources

Building Permits

Apply now

Your drawings must be to scale and use metric measurements to clearly show what is existing and what is proposed. Additional information may be requested during the review process. See our electronic submission guidelines.

For your project, you will need to submit:

Forms and documents

• Application to Construct or Demolish
• Commitment to General Review
• Schedule 1 forms
• SB-10 ASHRAE (if applicable)
• Applicable Law Form 
• Owners Authorization (if applicable)
• Geotechnical report (if applicable)

• Ontario Building Code Matrix 

Lot Grading and Site Plan

The site plan must include the following:

• Scale (metric only)
• Direction (North arrow)
• Municipal address
• Legal description (lot and plan numbers)
• All existing buildings and accessory structures labelled “existing”
• Proposed construction (hatch and label “PROPOSED” in capital letters)
• Dimensioned property lines
• Overall building dimensions
• Rights-of-way and easements

Parking

• Location of parking areas
• Setback to adjacent property line(s)
• Surface treatment
• Typical parking space dimensioned
• Typical accessible parking space dimensioned
• Aisles dimensioned

Set backs

• Setbacks from all property lines to all new and existing structures

Site statistics

• Lot area
• Lot frontage
• “Gross floor area Non-Residential” figure (meters squared) with breakdown of each floor
• Number of parking spaces required and parking rate
• Number of parking spaces provided
• Number of accessible parking spaces required

Grading

• Established grade calculation
• Points used for established grade shown on the site plan

Architectural drawings

• Architectural drawings -  (floor plans, foundation plans, framing plans, sections and details, building elevations with spatial separation calculations, roof plans)
• Site plan, Key Plan, Lot grading plan
• Structural drawings
• Travel distance plans
• Building Code related reports

Elevations (if applicable)

Elevations are required for each side of the project. They must include the following information:

• Grade level
• Existing and proposed work
• Finished floor levels
• Vertical dimensions
• Exterior wall cladding, finishes and flashing
• Sizes and location of windows and doors
• Roof overhang and dimensions
• Roof shape, slope and finish
• The percentage of glazed areas relative to exposed building face calculations

Structural drawings

These drawings must:

• Provide design criteria, construction details and specifications

Mechanical/Plumbing/Electrical

These drawings must:

• Mechanical
  • Provide distribution system plan including unit location and specification, duct size and volume, fire dampers and fire stop flap locations
• Plumbing
  • Provide proposed fixtures and a drain plan indicating the pipe size
• Electrical
  • Provide the location of all required exit signs and emergency lights
  • Show where the building is equipped with a fire alarm system
  • Provide a complete layout designed by an electrical engineer

• Fire Protection Plans (if applicable)
  • Fire alarm drawings
  • Fire protection reports
  • Sprinkler drawings
  • Exit capacity plans

• Specifications (architectural, structural, mechanical and electrical)
  • Must include heat loss/heat gain calculation

How to Apply on the Oshawa Application Portal       

When applying on the Oshawa Application Portal for a new Large Residential, Non Residential or mixed use building

• Select your project type as New Construction-Large Residential or Non Residential. 
• Describe the work being done.
• Add your work items

Additional Resources

Building Permits

Apply now

Residential developments of 10 units or less, on a single parcel of land do not require site plan control except when your parcel of land is:

located within 120 metres of a wetland, lake, or river (including creeks and streams); or

located within 300 metres of a railway line including active, heavy rail, but does not include light rail or decommissioned or abandoned railway lines.

If above is applicable, please apply for Site Plan Control through Planning Services.

Residential developments of 10 units or less that are exempt from Site Plan Control will require a Site Alteration Permit prior to starting any work on the property. Please see our Grading and Landscaping website for additional information and submittal requirements.

We recommend you also review the following items to ensure your project is not delayed.

Additional requirements for Multi-Residential, 10 units or less

For information on additional approvals you may require for this project, please see Additional Approvals.

Additional Approvals include:

• Zoning Compliance
• Applicable Law approvals
• Site Alteration Permit
• Water and Sanitary Sewer Connections
• Electrical and Gas Connections
• Oshawa Executive Airport Clearance, if applicable
• Access Permits /Curb cuts
• Storm sewer connections
• MTO Clearance

Ontario Building code items to consider

Included with your Permit application and drawings, you will also require;

• Ontario building code design information sheet (3units or more)
• Plumbing information sheet
• Site servicing plans
• Geotechnical report
• ESA report / environmental screening form / record of site condition/waiver

Fire Access Information to Consider

Fire Prevention reviews and approvals any private roadways for residential or commercial developments provided with a single access point that fall outside the prescriptive requirements of the Ontario Building Code as amended.

The requirements of these private roads are:

• All lengths of roadway are to be measured along the centerline of the roadway.

• The roadway shall be a minimum 6m wide, with a minimum 12m centerline-turning radius and be at least 3m from any portion of a building.

• Maximum 90m long access street or “throat” entering into the property from a municipal road (measured from the centerline of the municipal roadway lane closest to the subject property and measured to the curb at which an intersection is created).  

• The maximum distance from centerline of municipal road to the furthest point of private roadway shall not exceed 250m. This dimension shall be measured to the centerline of the most remote point in the roadway.

• The minimum distance from building to building across private roadway shall not be less than 12m.

• The cumulative length of all private roadways within the subject development area shall not exceed 750m.

• If the private roadway is connected to a municipal road that also has a single access point of access (ie cul-de-sac), all measurements shall be calculated from the single access point of the municipal road.  Therefore, the distance from the single point of access for the private roadway to single point of access for the municipal road, shall be added to all private roadway lengths.
• Any proposed private roadway designs not meeting the above requirements must include a rationale prepared by a Professional Engineer or Architect.  These proposed designs must be approved by the Fire Chief and/or Deputy Fire Chief in consultation with the Chief Fire Prevention Officer.

For information regarding Secondary or Emergency Access, please see City of Oshawa Engineering Design Manual, section 3.16 Secondary or Emergency Access (page 52).

Waste Removal requirements

Eligibility for municipal waste collection services is contingent upon adherence to specific municipal design standards and compliance with the Waste Collection By-law.

Please contact Operations Services staff during the design stage to proactively address concerns with the site that would not allow for municipal waste collection and to incorporate any changes ahead of construction.

You site will require inspection prior to assumption of service in order to determine if the site is eligible for municipal collection. 

If your site does not conform to the City's standards for municipal waste collection services, the property owner/manager will be required to retain private waste collection services at their expense.

For further information, guidance, or to submit your plans for review, please reach out to Service Oshawa.

We are here to assist you in meeting the necessary requirements to ensure a smooth and compliant development process.

For more information visit Multi-Residential Services.

To speak to Operations Services Staff to review your plans, please contact Service Oshawa.