New Single Unit Dwellings

The pre-construction stage, or plans and permits stage, includes:

• Zoning and environmental approvals
• Site plan, working drawings, and specifications
• Entrance Permit
• Building Permit
• Utility Permit (Gas/Propane)
• Northwestern Health Unit Permit (Wells/Septic System) 

The construction stage, or inspection stage, flows through the following steps:

1. Commencement of construction
2. Excavation and footing inspection
3. Foundation inspection
4. Plumbing underground rough-in inspection
5. Framing inspection
6. Plumbing and heating rough-in inspection
7. Insulation and air/vapour barrier inspection
8. Final plumbing and heating inspection

 The post-construction stage, or occupancy stage, includes:

1. Occupancy inspection
2. Final inspection (interior and exterior)

The City of Kenora Zoning By-law 101-2015 has provisions about the size, height, location, and use of buildings.

• The new building must follow the zoning provisions about how much of the lot is covered, how far it is from the property lines, and its height.
• If you have questions about zoning, please contact the Planning Department at planning@kenora.ca.

The Building By-law 168-2024 includes rules for construction, demolition, change of use, and inspections. The Building By-law includes the permit fee schedule.

You can apply online using Cloudpermit.

• Each separate structure needs a separate application, fee, and permit.
• Each application for a new single unit dwelling must include:
  • The site plan
  • Architectural and structural drawings
  • Schedule 1; if the drawings were not completed by an Architect or Engineer, the homeowner or designer must take responsibility for the design.
  • Northwestern Health Unit sewage permit (when applicable)
  • Ministry of Transportation land use permit (when applicable)
  • Entrance permit (when applicable)

Review the Required Drawing Chart which outlines the drawings needed for permit applications. If your project is not listed, contact the Building Department to determine what drawings are needed. 

Required drawing chart

Review the standard sample drawings for requirements. Please note you must prepare your own drawings. The sample drawings are for reference purposes only.  Additional drawings and details may be required.

Site plan

The site plan is a drawing based on the property survey. The site plan must show the location of the proposed structure and all existing buildings in relation to the property lines and each other.

The following information should be shown on the site plan:

• Title and scale
• Street name and number, lot and plan number
• North arrow
• Property lines with dimensions
• Setbacks (measurements from buildings to all property lines)
• Overall building dimensions
• Dimension of buildings in relation to each other
• Right-of-ways and easements
• Existing and proposed construction
• Existing and/or proposed septic systems
• Existing and/or proposed wells
• Overhead hydro wires.
• Direction and % slope of drainage system (2% min. slope)

Foundation plan

The foundation plan is a drawing that illustrates the structural components that will support the building, control ground water around the building and forms part of the soil-gas control system.

The following information should be shown on the foundation plan:

• Title and scale
• Interior and exterior dimensions (including door and window openings)
• Size and spacing of structural members and lintels
• Materials used and the extent and size of both new and existing structures
• Location of cross sections

If you are proposing to use a concrete floating slab foundation for any structure greater than 55 m² (592 ft²) the slab must be designed and sealed by a Structural Engineer.

Floor plans and framing plans

A floor plan is a view, from above, of the building layout cut approximately 4’ above the walking surface. The Building Department requires framing plans when engineering is required. 

The following information should be shown on all floor plans:

• Titles and scale
• Room names
• Interior and exterior dimensions (including door and window sizes)
• Size and spacing of structural members and lintels
• Location and dimension of stairs (rise and run)
• Materials used
• The extent and size of both new and existing structures
• Type of roof and its framing
• Location of all plumbing fixtures
• Location of cross section(s)
• Sump pump location

Pre-Engineered floor framing or truss drawings must be provided with an application for permit, or prior to the framing inspection.

Cross section

A cross section is a cut away view of the building from the foundation to the roof. The cross section is required to show the building materials and how they relate to each other.

The following information should be shown on the cross section:

• Title and scale
• Room names
• All height dimensions (including floor to ceiling, doors, windows, etc.)
• Size and type of materials
• Grade and finish floor elevations
• Larger detailed drawings may be required to fully show the proposed construction.

Elevations

Elevations show all the outside views of the building. The following information should be shown on the elevations:

• Title and scale
• Dimensions of the building (height and width)
• Exterior finishes, materials and fixtures
• Slope and material of the roof
• Grade, finished floor and ceiling elevation dimensions.

HVAC design

A Heating, Ventilation and Air Conditioning (HVAC) design is required for all new mechanical systems serving each dwelling unit. Some additions may also need a completed HVAC design.

The following information should be submitted as part of the HVAC design:

• Coordinated floor plans (every level)
• Heat loss/gain calculations and duct design
• Equipment specification
• Ventilation design summary
• Plumbing fixture location if applicable
• Energy Efficiency Design Summary

Once you receive the building permit, please read the approved plans and documents carefully before starting work on the project. Pay special attention to any revisions (red marks) included on the approved documents.

• The construction must be consistent with the approved plans.
• The building department must be notified of any changes made before or during construction.
• The building permit must be posted on the property in a conspicuous location.
• Inspections by the Building Department are required during construction.

Inspections are required during construction to make sure all work is in line with the approved plans. It is the responsibility of the property owner or authorized agent to request inspections. Inspections are requested through Cloudpermit. 

• Required inspections are listed on the building permit and on Cloudpermit.
• Inspections may include:
  • Commencement of construction
  • Footing inspection
  • Foundation inspection
  • Plumbing underground rough-in inspection
  • Framing inspection
  • Plumbing rough-in
  • Heating rough-in
  • Insulation and air or vapour barrier inspection
  • Final plumbing and heating inspection
  • Occupancy inspection
  • Final inspection
• Approved permit documents must be kept on site and available to the building inspector.

Failure to schedule inspections will result in not being allowed to occupy the building and may also result in uncovering the work.