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Drafting

Turn your renovation ideas into buildable plans

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Project Overview

schedule

Timeline

2-6 weeks for typical residential drawings

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Difficulty

Professional service — not a DIY task for most homeowners

payments

Starting at

$1,500-$3,000

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Best Season

Year-round, but busiest in winter when homeowners plan spring construction

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Funds held until milestones verified

infoOverview

What is drafting?

Architectural drafting is the process of creating construction drawings for your renovation or new build. These drawings show what you're building (floor plans), what it looks like (elevations), how it's built (sections and details), and where it sits on your property (site plan). Building departments require these drawings to issue permits. Contractors use them to quote accurately and build correctly.

Three types of professionals provide drafting services in Ontario. Architects hold an OAA (Ontario Association of Architects) license and can stamp drawings. OBC requires an architect for buildings over 600 square metres or more than three storeys. Most residential renovations don't meet this threshold. Architectural technologists are OAATO members with technical training — they prepare permit drawings but can't stamp plans. Drafters have CAD skills but no formal designation — they're fine for simple projects.

Structural engineering is separate from architectural drafting. If you're removing load-bearing walls, adding a storey, or changing foundations, you need calculations from a P.Eng (Professional Engineer). The structural engineer sizes beams, specifies connections, and stamps structural drawings. Your drafter coordinates with the engineer, but you pay them separately.

Most residential drafting is still done in 2D CAD (AutoCAD, Chief Architect). BIM (Building Information Modeling) uses 3D models and is more common in commercial work. For a typical home renovation, 2D drawings are faster and cheaper. The drafter measures your existing house, draws the current layout, then shows proposed changes with dashed lines for demolition and solid lines for new construction.

Permit drawings must meet municipal requirements. Toronto requires floor plans at 1:50 scale, elevations, two building sections, site plan showing setbacks, and energy compliance (SB-10 form). Other municipalities have similar standards. Drawings include dimensions, material callouts, insulation values, and code compliance notes. Incomplete drawings get rejected during plan review.

When you need drafting

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Applying for a building permit (structural changes, additions, new construction)
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Getting accurate contractor quotes (drawings prevent scope creep and change orders)
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Removing or relocating load-bearing walls
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Planning an addition or second storey
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Finishing a basement with new layout
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Reconfiguring a kitchen or bathroom
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Building a laneway suite or garden suite
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Legalizing unpermitted work (as-built drawings)
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Visualizing space changes before committing to construction
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Selling a property with unrealized potential (drawings help buyers see possibilities)

timelineStep by Step

The Process

What happens from start to finish

Initial consultation

1-2 hours

Meet with drafter or architect to discuss your goals, budget, and timeline. Bring photos, sketches, and measurements if you have them. Discuss scope: permit drawings only, or design services included. Clarify who handles structural engineering (some drafters coordinate, others leave it to you).

Site measurement

2-4 hours on site

Drafter visits your property to measure existing conditions. They record room dimensions, ceiling heights, window/door locations, electrical panel, plumbing stack, HVAC equipment. Older homes may not be square or plumb — accurate measurements prevent surprises during construction. Bring your survey if you have one (shows property boundaries and setbacks).

Concept design

1-3 weeks

Drafter produces initial floor plans and elevations showing proposed changes. This stage is iterative — expect 2-3 rounds of revisions to refine layout, confirm dimensions, and adjust based on your feedback. Good time to check zoning compliance (setbacks, lot coverage, height). If project violates zoning, you need a variance before proceeding to permit drawings.

Structural coordination

1-2 weeks

If removing load-bearing walls or altering structure, drafter sends plans to structural engineer. Engineer calculates beam sizes, specifies footings, details connections. Engineer provides stamped drawings and calculations (you pay engineer separately). Drafter incorporates structural details into permit set.

Permit drawings

1-2 weeks

Drafter finalizes construction drawings to municipal standards: floor plans, elevations, sections, site plan, details. Drawings include dimensions, materials, insulation values, code notes. Some municipalities require energy compliance forms (SB-10 in Toronto). Drafter packages drawings for permit submission.

Permit submission and revisions

1-2 weeks for revisions (permit review itself takes 4-8 weeks)

You or your contractor submits drawings to building department. Plan examiners review for code compliance and often request revisions (clarify dimensions, add details, show fire separation). Drafter makes revisions and resubmits. Most projects need one revision round. Complex projects may need two.

Construction support

As needed during construction

During construction, contractors may request clarifications or field changes. Some drafters include one revision round in their fee. Major changes (relocating stairs, adding square footage) cost extra. Keep drafter's contact info for your contractor.

paymentsPricing Transparency

Investment Guide

Drafting fees depend on project complexity, professional credentials, and deliverables (design services vs. permit drawings only). Expect to pay 5-10% of construction value for design and drawings.

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Simple interior renovation (kitchen, bathroom, no structural)

$1,500-$3,000

Depends on: Floor plan and elevations only. No structural engineering. Drafter or technologist level. 2-3 revision rounds included.

Basement finishing or reconfiguration

$2,000-$4,000 drafting + $1,500-$3,000 structural

Depends on: Floor plans, elevations, sections. Structural engineer for beam sizing if removing posts or walls. Foundation underpinning details if lowering floor. Plumbing/HVAC layout.

Rear or side addition (single storey)

$3,000-$8,000 drafting + $1,500-$4,000 structural + $500-$2,000 survey

Depends on: Full permit set: plans, elevations, sections, site plan, details. Structural for new foundation and roof framing. Survey to confirm setbacks. Energy compliance if required.

Second-storey addition

$5,000-$12,000 drafting + $2,500-$5,000 structural + $500-$2,000 survey

Depends on: Architect often required (OAA stamp). Structural calculations for existing foundation capacity, new floor framing, roof loads. Detailed sections showing tie-ins. Energy compliance.

Laneway or garden suite

$8,000-$15,000 drafting + $3,000-$6,000 structural + $1,000-$2,000 survey

Depends on: Full architectural services. Site plan showing parking, servicing, setbacks. Structural for full building. Often requires Site Plan Approval (separate municipal process, 3-6 months).

Custom home (new construction)

$10,000-$30,000 drafting + $5,000-$10,000 structural + $2,000-$5,000 survey/geotech

Depends on: Architect or senior designer. Multiple design iterations. Full construction details. Structural for entire building. Mechanical/electrical coordination. Energy modeling. Site servicing plans.

descriptionPermits

check_circleUsually Not Required

Survey$500-$2,000

Geotechnical Report$2,000-$5,000

Arborist Report$500-$1,500

What Affects the Price

Professional level: Architects charge most ($150-$250/hr), architectural technologists mid-range ($80-$150/hr), drafters least ($60-$100/hr). OBC only requires architects for large/complex projects.Design vs. permit drawings: Design services (space planning, material selection, 3D renderings) cost extra. Permit-only packages are cheaper — you make design decisions, drafter documents them.Revisions: Most quotes include 2-3 revision rounds. Major changes (moving stairs, adding square footage, redesigning layout) cost extra. Lock in design before permit drawings to avoid change fees.Structural complexity: Simple beam replacement is cheap. Multi-storey additions, large spans, or foundation changes require more engineering time and cost more.Municipality: Toronto requires more documentation (SB-10 energy forms, Tarion warranty for new builds). Smaller municipalities have simpler requirements.Rush fees: Drafters can prioritize your project for 20-50% premium. Not always possible during busy season (January-March).

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Permits & Building Code

Ontario Building Code requirements

Permit / Approval	Authority	Typical Cost
Survey	Ontario Land Surveyor	$500-$2,000
Geotechnical Report	Geotechnical engineer	$2,000-$5,000
Arborist Report	ISA-certified arborist	$500-$1,500

infoArchitect stamp: OBC requires OAA-licensed architect for buildings over 600 sq m or 3+ storeys. Most residential projects are under this threshold.

infoStructural engineering: Separate service. Budget $1,500-$5,000 for typical residential structural work (beam sizing, foundation design). Complex projects (multi-storey additions, large spans) cost more.

infoEnergy compliance: Toronto and some municipalities require energy modeling (SB-10 form) showing insulation, air sealing, and HVAC efficiency. Some drafters include this, others charge extra ($300-$800).

infoAs-built drawings: If legalizing unpermitted work, drafter measures existing conditions and prepares drawings showing what was built. Useful for insurance claims and future renovations.

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Milestone-Verified Payment Architecture

Every drafting project on RenoNext uses milestone-based escrow. Your funds are held securely and only released when work is verified at each stage.

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Escrow-Held Funds
Your money sits in a regulated escrow account, not the contractor's pocket.
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Each phase is documented and verified before payment is released.
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Project Center

Drafting

In Progress

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Deposit15%

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Site measurement25%

Concept design30%

Final + Holdback30%

Escrow Balance

$1,500-$3,000

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Reduce your cost — see available rebates and incentives

GTA homeowners can stack federal, provincial, and municipal programs for significant savings.

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Common drafting mistakes

errorSkipping structural engineering: DIY beam sizing leads to undersized beams (sagging floors, cracked drywall) or oversized beams (unnecessary cost). P.Eng stamp is legally required for permit approval and protects you from liability.
errorIncomplete as-built measurements: Drafters assume your house is square and plumb. Older homes are neither. Inaccurate measurements cause field issues when contractors can't fit new work. Insist on thorough site measurement.
errorDesigning without checking zoning: Beautiful plans are useless if they violate setbacks, lot coverage, or height limits. Check zoning before finalizing design. Minor variances take 3-4 months and cost $500-$2,000.
errorCheapest drafter: Low-cost drafters often produce incomplete drawings that get rejected during plan review. Revisions and delays cost more than hiring a competent professional upfront. Check references and past permit approvals.
errorNo construction details: Generic plans without details (how does the new roof tie into existing? where does the beam bear? how is the foundation waterproofed?) lead to contractor questions, change orders, and arguments. Good drawings include construction details.
errorIgnoring contractor input: Experienced contractors know what works and what causes problems. Share drawings with contractors before finalizing — they'll catch impractical details and suggest cost-saving alternatives.

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helpFAQ

Common Questions

Do I need an architect or can I use a drafter?expand_more

OBC requires an OAA-licensed architect for buildings over 600 square metres or more than three storeys. Most residential renovations and additions are under this threshold — a drafter or architectural technologist is fine. Architects charge more ($150-$250/hr vs. $60-$150/hr) but offer design expertise. For complex projects or if you want design help, hire an architect. For permit drawings only, a technologist or drafter is cheaper.

What's the difference between an architect and a drafter?expand_more

Architects hold an OAA license, have university degrees (B.Arch or M.Arch), and can stamp drawings. They provide design services and are legally required for large/complex buildings. Architectural technologists (OAATO members) have college diplomas and prepare permit drawings but can't stamp plans. Drafters have CAD skills but no formal designation — fine for simple projects. Structural engineers (P.Eng) are separate — they calculate loads and size beams regardless of who draws the plans.

How detailed do permit drawings need to be?expand_more

Building departments require floor plans (showing all rooms, dimensions, windows, doors), elevations (exterior views), sections (cut-through views showing heights and construction), and site plan (property boundaries, setbacks, existing buildings). Drawings must include dimensions, material callouts, insulation values, and code compliance notes. Toronto requires 1:50 scale plans and SB-10 energy forms. Incomplete drawings get rejected during plan review.

Can I draw my own plans for a building permit?expand_more

Legally yes, but most homeowners lack the skills. Permit drawings require accurate dimensions, code knowledge, proper scale, and technical details. DIY drawings usually get rejected — plan examiners want specific information (how is fire separation achieved? what's the insulation value? where do beams bear?). Hiring a professional is faster and less stressful. Save DIY for concept sketches to communicate with your drafter.

What does a structural engineer do?expand_more

Structural engineers (P.Eng license) calculate loads and design structural elements: beams, columns, foundations, shoring. If you're removing load-bearing walls, adding a storey, or changing foundations, you need an engineer to size beams, specify connections, and stamp structural drawings. Your drafter coordinates with the engineer, but you pay them separately ($1,500-$5,000 for typical residential work). Engineer's stamp is legally required for permit approval.

How long does it take to get drawings?expand_more

Simple renovations (kitchen, bathroom): 2-3 weeks. Additions: 4-6 weeks. Custom homes: 8-12 weeks. Timeline includes site measurement (1 day), concept design (1-3 weeks with revisions), structural coordination if needed (1-2 weeks), and final permit drawings (1-2 weeks). Rush service available for 20-50% premium. Busy season (January-March) adds time.

What is a site plan and do I need one?expand_more

A site plan is a bird's-eye view of your property showing lot boundaries, existing buildings, proposed additions, setbacks to property lines, driveways, and landscaping. Required for additions, new builds, and laneway suites. Shows that your project complies with zoning (minimum setbacks, lot coverage). You need a current survey (from Ontario Land Surveyor, $500-$2,000) for the drafter to prepare an accurate site plan.

Do I need a survey?expand_more

Yes for additions and new construction. Survey shows legal property boundaries and confirms setbacks to existing buildings. Most municipalities require a current survey (within 10 years) for permit applications. Older surveys may not reflect recent fences, sheds, or encroachments. Hire an Ontario Land Surveyor ($500-$2,000). You can skip the survey for interior-only renovations with no exterior changes.

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