| BCIN Designer | Licensed Architect | |
| Qualification | Passed provincial Building Code exams and holds a Building Code Identification Number | Accredited architecture degree, internship and registration exams |
| Authority comes from | Building Code Act | Architects Act, R.S.O. 1990, c. A.26 |
| Regulated by | Ministry of Municipal Affairs and Housing | Ontario Association of Architects (OAA) |
| Typical scope | Houses and small buildings under Part 9 of the Ontario Building Code | All building types, including large Part 3 buildings |
| Fees for residential permit drawings | Lower | Often two to three times higher for the same scope |
BCIN stands for Building Code Identification Number, issued by the Province of Ontario to people who pass the provincial Building Code examinations administered by the Ministry of Municipal Affairs and Housing. A BCIN designer has demonstrated competency in the Building Code categories that apply to their practice. Under the Building Code Act, permit drawings must generally be prepared by a qualified person. For residential renovations, the relevant BCIN qualification is usually the House category, with Small Buildings or other categories applying to larger or more specialized scopes. Designers offering services to the public must also be registered with the province, with their firm registered as well. A BCIN designer is not an architect and is not licensed by the OAA. Their authority to prepare permit drawings comes from the Building Code Act, not an architectural licensing body.
A licensed architect is a member of the Ontario Association of Architects who has completed an accredited architecture degree, an internship and the registration examinations, and is licensed under the Architects Act. Architects can design a much broader range of building types and scales, including large commercial, institutional and multi-unit residential projects where the law requires an architect. Architects are also significantly more expensive for residential renovation work. Fees for permit drawings on a kitchen or basement project can run two to three times the cost of equivalent BCIN drawings, and for that scope, the higher fee adds no regulatory value.
The Architects Act and the Ontario Building Code together decide when an architect is required. For residential renovation, the deciding factor is the type, size and occupancy of the building, not the value or complexity of the interior work.
Most single-family homes in the GTA fall under Part 9 of the Ontario Building Code, which governs houses and small buildings: generally three storeys or less and no more than 600 m² in building area. Detached houses, semis and townhouses are generally exempt from the architect requirement, which covers full home renovations, kitchens, bathrooms, basement apartments and main floor transformations.
An architect is generally required for buildings beyond those limits, and for certain occupancies, such as larger multi-unit residential, commercial, institutional and assembly buildings, depending on size and use. If your project involves a large addition, a change of use or a building beyond Part 9, confirm the requirement with your municipality before engaging anyone.
| When an architect still adds value: complex additions, heritage property work and projects with high design ambition can benefit from an architect’s broader expertise, even when one is not legally required. |
For these common scopes, a BCIN-qualified designer can prepare permit drawings and is typically faster and more cost-effective:
| Renovation Scope | What BCIN Drawings Cover |
| Single-family home renovations | Full home renovations, main floor transformations and open-concept changes |
| Legal basement apartments | Full permit drawings, including fire separations, egress windows and separate entrances |
| Basement finishing | Framing, mechanical layout and egress compliance |
| Kitchen renovations with structural work | Wall removal and beam installation, with engineering where needed |
| Bathroom renovations with plumbing changes | Drawings supporting the permit submission |
| Additions to houses within Part 9 | Rear additions and second-storey additions on detached and semi-detached homes |
For these scopes, GTA building departments accept drawings prepared by a qualified BCIN designer. There is no legal requirement for an architect.
This is the distinction that confuses most homeowners, even those who understand the BCIN versus architect question. A BCIN designer prepares the architectural and construction drawings: floor plans, elevations, sections and construction details. Where a renovation involves significant structural work beyond the Building Code’s prescriptive rules, the structural elements generally need to be designed and stamped by a licensed Professional Engineer (P.Eng). Common examples include:
The BCIN designer prepares the complete construction drawing set, and the structural engineer designs and stamps the structural details within it. Both are often needed for structurally complex renovations, and neither is an architect. In a well-managed renovation, the designer and engineer work together as a team coordinated by the contractor, producing one complete, permit-ready package.
Before engaging any design professional, confirm three things:
A contractor who manages permits in-house handles this for you: identifying the right professionals at the design stage, coordinating between designer and engineer, and submitting a complete permit package the first time.
At Maple Leaf Quality Renos, we work with BCIN-qualified designers and licensed structural engineers across every renovation scope. We identify the right professional for each project, manage all design coordination, and submit complete, permit-ready drawing packages to GTA municipalities. Every client receives the full permit documentation package at handover.
Contact us for a free, no-obligation consultation and a detailed written estimate.
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📧 contact@mapleleafqualityrenos.ca
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