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Can't get building permit for basement reno

Discussion in 'Residential Building Codes' started by coreytm, Feb 7, 2020.

  1. coreytm

    coreytm Registered User

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    Hi,

    I'm trying to get a building permit for my basement reno in Ontario. The basement is already finished and has a kitchen and two piece bathroom. The ceiling height in most areas is 6'9" except it's 5'11 under the beam which runs the entire length of the basement and 6'2" under some duct work which runs along half of the beam.

    In my plans I've placed two rooms on one side of the beam with a hall in-between with doors opening into the rooms. One room is labelled as bedroom, and the other is labelled as den. The bathroom is currently in the middle of the room and under the duct work. I'd like to move it over against an exterior wall and the bedroom (where it's not under any ducts) and add a shower.

    There is OBC 9.5.3.1:
    Basement height
    2100 mm (6'10.68) over at least 75% of the basement area except that under beams
    and ducts the clearance is permitted to be reduced to 1950 mm (6'4.77")

    C102 an exemption for older houses:
    ln a house,
    (a) minimum room height shall not be less than 1 950 mm (6'4.77") over the required floor
    area and in any location that would normally be used as a means of egress, or
    (b) minimum room height shall not be less than 2 030 mm (6'7.92") over at least 50% of the
    required floor area, provided that any part of the floor having a clear height of
    less than 1 400 mm (4'7.12") shall not be considered in computing the required floor
    area.

    The proposed alterations work perfectly for my intended use. The reviewer has told me that because the space is being renovated as a habitable space (although the fact that there's a kitchen and bathroom should already make it habitable space) she can't approve it because the beam and duct work are too low. Is there any way I can get the application for building permit approved?

    If I choose not to build the rooms, will I be able to get the bathroom work approved?

    Any help is appreciated!

    Thanks,
    Corey
     
  2. cda

    cda Sawhorse

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    Welcome
     
  3. cda

    cda Sawhorse

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    Read thru this, similar problem.
    See if it helps.


    Are you working with a code consultant??
     
  4. cda

    cda Sawhorse

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    Can you run a wall, under the beam, the same length,

    And just have needed openings in that wall?
     
  5. coreytm

    coreytm Registered User

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    Adding the floor plan for reference.

    [​IMG]
     
  6. coreytm

    coreytm Registered User

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  7. coreytm

    coreytm Registered User

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    Do you have a link to the similar problem?
    My brother is pretty up to date with the codes, but I'm open to working with another person who could help.
     
  8. e hilton

    e hilton Bronze Member

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    Did you install the bathroom without a permit? And, in my opinion, that’s a pretty narrow stair.
     
  9. cda

    cda Sawhorse

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  10. cda

    cda Sawhorse

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    My suggested solution was sloped ceiling
     
    #10 cda, Feb 7, 2020
    Last edited: Feb 7, 2020
  11. Rick18071

    Rick18071 Sawhorse

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    Need someone that knows the Ontario code.

    According to the IRC sloped ceilings will only work if at least 50% of the floor area is 7' high.

    You might need to file for an appeal.
     
  12. coreytm

    coreytm Registered User

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    I bought the house a few months ago. The bathroom and kitchen were already there and the basement was already finished.
     
  13. ADAguy

    ADAguy Registered User

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    Didn't have it inspected first? Bought as is?
     
  14. coreytm

    coreytm Registered User

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    I had it inspected and I'm aware there would be issues. I'm just trying to find out if there's anyway I can do the work I would like without having to do any structural or mechanical work.
     
  15. cda

    cda Sawhorse

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    Not sure how things are done up north

    What you might do, not sure if will hurt the situation,,

    Is do a records request, whatever it is called there, for any permits issued, any you might go back as far as possible


    This will give you history
    Plus see if the city approved some of the basement work before.


    Other than that hire a code consultant
     
  16. coreytm

    coreytm Registered User

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    Heh, city has nothing on the house other than "work without a permit" in 2004.
     
  17. cda

    cda Sawhorse

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    Hum

    Ok so much for that shot.

    My only other is hire a code consultant or have a set down with the city and come to an understanding. This is how the house was bought, and has been. I am not trying to make it any worse, just do a little work on it.

    What year was the house built?
     
  18. ADAguy

    ADAguy Registered User

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    Saw cut the slab and lower the floor, duh!
     
  19. coreytm

    coreytm Registered User

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    Genius!
     
  20. coreytm

    coreytm Registered User

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    House was supposedly built in 1952.
     

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