What is a BCIN Designer?
Understanding Building Code Identification Numbers and when you need a qualified designer for your Ontario building permit.
The Short Answer
A BCIN (Building Code Identification Number) is a unique identifier issued by the Ontario Ministry of Municipal Affairs and Housing to qualified individuals who design buildings and building components.
For most residential building permits in Ontario, you need drawings prepared by someone with a valid BCIN. This person is called a BCIN Designer or Qualified Designer.
Key Point: The BCIN designer signs Schedule 1 of your permit application, confirming the drawings comply with the Ontario Building Code. This is a legal requirement for most permits.
What Does a BCIN Designer Do?
Prepares floor plans, elevations, site plans, and construction details required for your permit application.
Designs your project to meet Ontario Building Code requirements, including structural, fire safety, and accessibility standards.
Signs the Schedule 1 form, taking legal responsibility for the design's compliance with the OBC.
Works with engineers, HVAC designers, or other specialists when your project requires multiple disciplines.
If the building department requests changes, your designer prepares revised drawings.
BCIN Categories
BCIN holders are qualified in specific categories. For residential projects, you typically need someone with Category H (House).
| Category | Code | Description |
|---|---|---|
| House | H | Design of houses (Part 9 residential buildings) |
| Small Buildings | S | Small buildings (Part 9 non-residential) |
| Large Buildings | L | Large buildings (Part 3) |
| Building Services | B | HVAC, plumbing, fire protection systems |
| Building Structural | BS | Structural design and engineering |
| On-Site Sewage | O | Septic systems and on-site sewage |
When Do You Need a BCIN Designer?
BCIN designer required for structural drawings and Schedule 1
Required for living space conversion, fire separation details
Structural, architectural, and potentially mechanical design needed
Structural BCIN or engineer required
Required for structures over 10 sq m (108 sq ft)
Full BCIN design package typically required
Often exempt from permit; BCIN not required
Usually no permit needed; BCIN not required
No permit needed for paint, flooring, cabinets
Typical BCIN Designer Costs (2025)
Prices vary based on project complexity, location, and the designer's experience. These are typical ranges in the GTA:
Site plan, floor plan, elevations, construction details, Schedule 1
Floor plan, electrical layout, fire separation details, egress
Full architectural drawings, structural details, may need engineer
Full design package, fire separation, multiple disciplines
Complete construction drawings, all disciplines
Get quotes from multiple designers. Prices can vary significantly. Ask what's included: number of revisions, how they handle building department comments, and their turnaround time.
How to Find a BCIN Designer
1. Verify BCIN Status
Always verify a designer's BCIN is valid and includes the right category for your project. Use the official Ontario lookup tool:
Ontario BCIN Lookup Tool2. Ask Your Contractor
Many contractors work with BCIN designers regularly and can recommend someone they've had good experiences with.
3. Check Local Directories
Search for "BCIN designer [your city]" or look for residential designers in your area. Many architects and drafting firms also hold BCIN qualifications.
4. Questions to Ask
- Is your BCIN current and valid for my project type?
- How many similar projects have you done?
- What's your turnaround time?
- How do you handle building department revision requests?
- What's included in your fee?
BCIN Designer vs Architect vs Engineer
BCIN Designer
Qualified to design Part 9 buildings (residential, small commercial) under the OBC. Most residential projects only need a BCIN designer. Lower cost than architects for simple projects.
Architect (OAA)
Licensed by the Ontario Association of Architects. Can design any building. Required for Part 3 buildings (large/complex structures). Higher cost, but needed for complex designs or when you want comprehensive design services.
Professional Engineer (P.Eng)
Required when structural calculations or engineering judgments are needed. Common for: load-bearing wall removals, unusual structural conditions, foundations in challenging soil conditions. Often works alongside a BCIN designer.
For most residential projects (decks, basements, simple additions), a BCIN designer with Category H is sufficient and most cost-effective. Your building department will tell you if an architect or engineer is required.
Official Resources
Related Resources
Have Your Drawings Ready?
Once your BCIN designer completes your drawings, run a free pre-check to ensure your package is complete before submitting.
Run Free Pre-CheckInformation current as of December 2025. BCIN requirements are set by the Ontario Ministry of Municipal Affairs and Housing. Always verify current requirements with your local building department.