BCIN designer vs architect: who do you need for your project?

What is a BCIN designer?

BCIN stands for Building Code Identification Number. In Ontario, anyone who designs buildings for permit as a business, and is not an architect or engineer, must be qualified and registered with the Ministry of Municipal Affairs and Housing. To qualify, a designer passes provincial exams on the Building Code and the legal framework around it, in each category they want to work in.

The categories follow the type of building. The most common for homes are:

• House: detached, semi-detached and row houses, and work on them such as renovations, additions and second suites.
• Small Buildings: buildings designed under Part 9 of the Building Code, generally up to three storeys and up to 600 square metres in building area, such as small apartment buildings, offices and shops.
• Large and Complex Buildings: bigger buildings designed under Part 3 of the Code.

A BCIN designer may only take on work in the categories they are qualified for, and their registration can be checked on the Province's public registry. The permit drawings carry their name and BCIN.

What does an architect do differently?

An architect is licensed by the Ontario Association of Architects and is trained across every building type and size. Under Ontario's Architects Act, larger buildings and certain uses must be designed by an architect, while houses and some smaller buildings are exempt. In practice, if your project is a house or a typical home renovation, you are free to choose between a BCIN designer and an architect.

Architects often bring a strong design process and are a good fit for very large or unusual homes, for buildings that must have one by law, and for clients who want a full architectural service from concept to completion.

Which projects can a BCIN designer handle?

• Interior renovations, including removing or moving walls and new beams
• Kitchen and bathroom renovations that need a permit
• Basement finishing and secondary suites (basement apartments)
• Additions, second storeys and decks
• New custom houses, including laneway and garden suites
• Small commercial and mixed-use buildings, for designers qualified in Small Buildings

Structural elements such as long-span or steel beams are often designed by a structural engineer, and the designer coordinates their details into the permit set.

How to choose

• Check what the law requires first. If your building is large or complex enough to need an architect, that decides it.
• Check the category. Ask any BCIN designer which categories they hold, and confirm it on the provincial registry.
• Look at their built work. Drawings that pass the permit review are only half the job; ask to see projects that were built from their designs.
• Ask who follows the work on site. A designer who stays involved during construction catches problems before they become expensive.
• Compare the scope, not just the fee. Some offers cover permit drawings only; others include design, 3D renders, material selection and site visits.

The bottom line

For most Ontario homeowners, a BCIN designer is the practical choice for renovations, additions and new houses, and the drawings can be prepared and submitted without an architect. Larger or more complex buildings need an architect by law. Whichever you choose, check their qualifications and look at the projects they have built.

Renotect's designer is BCIN-qualified for houses and small buildings. We prepare permit drawings, design full-home renovations and new custom homes, and follow the work on site. If you are not sure what your project needs, a free consultation is the easiest place to start.

This guide is general information, not legal advice. Requirements depend on the exact building and use, so confirm what applies to your project with your municipality or a qualified professional.