AJAX
Professional Engineering, Design & Building Permit Solutions
Engineering & Building Permit Services in Ajax
Deltoid Consulting provides professional engineering, architectural design, and building permit services for residential, commercial, industrial, and institutional projects throughout Ajax, Ontario.
Our multidisciplinary team assists homeowners, property owners, contractors, developers, and businesses with projects ranging from home renovations, structural alterations, additions, additional dwelling units, below-grade entrances, custom homes, decks, garages, sheds, and other accessory structures to restaurants, offices, medical and dental clinics, retail spaces, industrial buildings, and institutional improvements.Our services can include architectural design, structural engineering, HVAC and plumbing design, electrical engineering, grading and site engineering, permit drawings, zoning review, municipal submission coordination, and responses to technical review comments. Depending on the project and property, approvals may also involve Town of Ajax Planning or Engineering Services, the Region of Durham, a conservation authority, public-health authorities, the Electrical Safety Authority, or other reviewing agencies.
Engineering & Building Permit Services We Provide in Ajax
We provide coordinated architectural and engineering services for a wide range of residential and non-residential projects throughout Ajax.
Architectural & Building Design
Design drawings for renovations, additions, custom homes, additional dwelling units, below-grade entrances, accessory structures, commercial alterations, changes of use, and other building projects.
Structural Engineering
Structural design for foundations, framing, beams, columns, load-bearing wall alterations, basement entrances, additions, retaining walls, underpinning, and other structural modifications.
Building Permit Services
Preparation and coordination of permit drawings, forms, calculations, professional documents, and supporting information for submission to the Town of Ajax.
Civil & Site Engineering
Grading plans, lot-drainage design, proposed elevations, site servicing, storm drainage, erosion and sediment control, and related civil engineering services where required.
Mechanical & Electrical Engineering
HVAC, plumbing, and electrical design and coordination for residential, restaurant, office, clinic, retail, industrial, and institutional projects.
Planning & Development Approvals
Assistance with zoning reviews, minor variances, Committee of Adjustment applications, site plan matters, and other municipal approvals where applicable.
Engineering Reports & Assessments
Engineering inspections, assessments, reports, and supporting documentation for existing buildings and proposed alterations.
Common Projects We Assist With in Ajax
Our services support residential, commercial, industrial, and institutional projects throughout Ajax, from interior renovations and structural modifications to new construction, grading, servicing, and changes of use.
- Home Renovations & Interior Alterations – architectural and engineering design for renovations, basement finishing, wall changes, plumbing modifications, and building-system alterations.
- Load-Bearing Wall Removal – structural assessment and design of beams, posts, columns, connections, foundations, and temporary shoring where required.
- Home Additions & Second-Storey Additions – coordinated architectural, structural, HVAC, grading, and permit drawings for additions and expanded living space.
- Additional Dwelling Units – design for additional residential units within or accessory to qualifying dwellings, including structural, fire-safety, HVAC, plumbing, and zoning considerations.
- Below-Grade Entrances & Walk-Outs – structural and site design for basement entrances, foundation openings, stairs, retaining walls, drainage, and grading.
- Custom Homes & Replacement Dwellings – architectural, structural, mechanical, electrical, grading, servicing, and permit coordination for new residential construction.
- Decks, Garages, Sheds, Cabanas & Other Accessory Structures – site planning, structural design, foundations, framing, stairs, guards, and attachment details.
- Restaurants, Offices, Clinics & Retail Spaces – multidisciplinary permit drawings for tenant improvements, interior renovations, changes of use, accessibility, mechanical and electrical work, and life-safety modifications.
- Industrial & Institutional Projects – architectural and engineering design for additions, alterations, equipment, site servicing, structural modifications, and building-system changes.
- Grading, Drainage & Site Servicing – grading and servicing plans, stormwater considerations, proposed elevations, and coordination with Town and Durham Region requirements.
Ajax Permit Categories: The Town groups permit projects into minor, moderate, and major construction. Minor projects include work such as decks, garages, sheds, demolition, and signs; moderate projects include additional dwelling units, below-grade entrances, residential additions and renovations, new residential buildings, tents, and portables; major projects include new industrial, commercial, institutional, and high-density residential construction and major interior alterations.
Ajax Zoning & Property Review
Zoning should be reviewed early because permitted uses, setbacks, lot coverage, building height, parking, driveway standards, accessory structures, special exceptions, and property-specific provisions can directly affect a proposed project.
Ajax Zoning By-law: The Town of Ajax’s comprehensive zoning framework is based on Zoning By-law 95-2003, as amended. The current office consolidation and subsequent amendments should be reviewed together with the applicable zoning map, general provisions, parking requirements, special exceptions, and other property-specific regulations.
Ajax Zoning & Land Use
Review the Town’s Official Plan, zoning information, zoning amendment process, and guidance regarding minor variances.
Zoning By-law 95-2003
Review permitted uses, general regulations, parking provisions, residential and non-residential zone standards, accessory dwelling unit provisions, and exceptions.
Committee of Adjustment
Minor variance and consent applications are considered by the Ajax Committee of Adjustment.
Comprehensive Zoning Review
Review recent comprehensive zoning amendments, including changes affecting additional dwelling units and other zoning provisions.
Where a proposed use is not permitted, a Zoning By-law Amendment may be required. Ajax requires consultation with Planning and Development staff before a zoning-amendment application is submitted. Where the proposed development is generally permitted but does not comply with one or more detailed zoning standards, relief through a Minor Variance may be appropriate.
Additional Dwelling Units in Ajax
Ajax has expanded its zoning permissions for additional dwelling units. Current zoning provisions may permit up to four dwelling units on many qualifying lots containing detached, semi-detached, linked-villa, or townhouse forms, subject to the applicable zoning provisions, parking, access, servicing, hazard-land restrictions, building type, and Ontario Building Code requirements.
New Accessory Apartments
Review Ajax’s submission guide for additional residential units designed under the Ontario Building Code, including survey, plans, fire separations, alarms, ventilation, entrances, and related requirements.
Existing Accessory Apartments & Fire Code
Existing units being addressed under Section 9.8 of the Ontario Fire Code follow a separate process involving Fire & Emergency Services requirements.
Structural Alterations
New entrances, enlarged openings, beams, posts, foundation-wall modifications, retaining walls, and other structural changes may require professional engineering.
HVAC, Plumbing & Electrical Design
Additional units can require coordinated heating, ventilation, plumbing, electrical, alarm, and other building-system design.
Access & Property-Specific Review: Current Ajax zoning provisions include specific access requirements for accessory dwelling units and additional standards for detached units. Eligibility and the permitted arrangement should be confirmed for the individual property before design is finalized.
Deltoid Consulting can assist with architectural layouts, structural design, HVAC, plumbing, electrical design, zoning review, permit drawings, and municipal submission coordination for additional dwelling unit projects.
Below-Grade Entrances, Basement Renovations & Structural Alterations
A below-grade entrance or basement walk-out can affect the foundation, site drainage, zoning setbacks, retaining walls, stairs, guards, waterproofing, and the structural support of the existing building. These issues should be coordinated before construction begins.
Below-Grade Entrance Requirements
Ajax’s guide identifies submission requirements including a site plan or legal survey, dimensioned drawings, structural information, and a cross-section through the proposed walk-out.
Residential Renovations
Review requirements for alterations to existing homes, including existing and proposed construction, exits, wall and ceiling construction, and other permit information.
Load-Bearing Wall Removal
Structural design may include a new beam, posts or columns, connections, bearing details, foundations, and temporary shoring requirements.
Drainage & Foundation Coordination
Below-grade construction should address surface drainage, waterproofing, retaining walls, frost protection, foundation modifications, and the relationship to adjacent grades.
Home Additions, Sunrooms, Decks & Accessory Structures
Residential additions and accessory structures should be reviewed for zoning, structural design, foundations, grading, drainage, mechanical systems, and building-permit requirements.
Additions & Sunrooms
Ajax’s guide addresses site plans, construction drawings, foundations, structural components, elevations, roof framing, HVAC information, and grading requirements where applicable.
Decks & Accessory Structures
Review submission requirements for decks, garages, sheds, and other accessory structures, including site information, dimensions, structural components, foundations, and roof construction where applicable.
Second-Storey Additions
Additional loading on the existing building may require investigation and confirmation of structural capacity, including the existing framing, bearing walls, and foundations where applicable.
Lot Grading & Drainage
Ajax’s additions guide identifies a site grading and lot-drainage plan for additions that increase the building footprint by 50% or more. Other projects may also require grading review depending on site conditions.
New Homes, Grading & Site Engineering in Ajax
New residential construction requires coordination among architectural design, structural engineering, mechanical systems, energy efficiency, municipal servicing, grading, and lot drainage.
New Residential Buildings
Ajax’s residential guide identifies typical requirements such as a site plan or survey, construction drawings, energy-efficiency information, HVAC calculations, and a site grading/lot-drainage plan reviewed by an engineer.
Ajax Engineering Standards
The Town publishes engineering criteria covering storm drainage, lot grading, servicing, erosion control, individual site plans, and commercial and industrial site design.
Lot Grading & Drainage
Site engineering may need to address proposed elevations, swales, drainage directions, retaining walls, driveway grades, foundation elevations, and impacts on neighbouring properties.
Site Servicing
Water, sanitary, and storm servicing should be coordinated with existing municipal infrastructure, Region of Durham requirements, Town standards, and site conditions.
Commercial, Industrial & Institutional Projects in Ajax
Non-residential projects may require coordinated architectural, structural, mechanical, plumbing, electrical, fire-protection, accessibility, zoning, and life-safety submissions depending on the occupancy and scope of work.
ICI Interior Alterations
Ajax’s permit guide identifies typical requirements for industrial, commercial, institutional, and high-density residential interior alterations, including architectural, mechanical, electrical, sprinkler, and life-safety information.
Restaurants & Food-Service Spaces
Design may include kitchens, exhaust and makeup air, plumbing, electrical systems, accessibility, fire-protection changes, and Durham Region Health Services coordination where applicable.
Medical & Dental Clinics
Coordinated layouts and building-system design may be required for treatment rooms, equipment, plumbing, ventilation, electrical loads, accessibility, life safety, and X-ray equipment approvals where applicable.
Retail & Office Renovations
Permit drawings can address partitions, washrooms, accessibility, HVAC, electrical work, exits, fire separations, signage, and fire-protection modifications.
Industrial Buildings & Units
Engineering may include additions, structural modifications, equipment support, mezzanines, tenant improvements, site servicing, and changes to building systems.
Institutional Projects
Schools, assembly spaces, community facilities, and similar occupancies can require coordinated architectural, structural, mechanical, electrical, accessibility, and life-safety design.
Change of Use: A change in the use or occupancy of a building, unit, or room can trigger zoning and Ontario Building Code review even when the amount of construction is limited. Occupant load, exits, fire separations, accessibility, plumbing fixtures, ventilation, and fire-protection systems should be reviewed before a lease or construction commitment is finalized.
Planning, Minor Variances & Site Plan Approval
Some Ajax projects require approvals under the Planning Act in addition to a building permit. Requirements depend on the property, proposed use, development scale, number of units, servicing, site modifications, and applicable municipal policies.
Pre-Consultation
Pre-consultation with Town staff can identify required planning applications, drawings, studies, reports, fees, engineering requirements, and outside-agency coordination before a formal submission is prepared.
Minor Variances & Consents
The Committee of Adjustment considers applications for minor variances from zoning requirements and consent applications under the Planning Act.
Site Plan Approval
Site plan review may address building location, access, parking, loading, landscaping, lighting, grading, servicing, stormwater management, waste storage, emergency access, and other site matters.
Zoning By-law Amendments
Where the proposed use or development is not permitted by existing zoning, an amendment may be required. Ajax requires pre-consultation with Planning and Development staff before a zoning-amendment application is submitted.
Ajax’s site-plan process uses technical guidelines and pre-consultation to establish the required submission materials for applicable developments. Site-plan applicability and the required approval path should be confirmed for the specific property and proposal.
Durham Region, Conservation & Other Approvals
A Town of Ajax building permit may not be the only approval required. Water and sewer connections, conservation regulation, public-health matters, electrical work, roads, servicing, and other Applicable Law requirements can involve separate authorities.
Durham Region Water & Sewer
New or modified connections to Regional water and sanitary sewer infrastructure may require Region of Durham permits, fees, servicing review, and coordination.
Conservation Authorities
Depending on the property’s location, regulated valleys, watercourses, wetlands, floodplains, shorelines, erosion hazards, and other regulated areas may require review by TRCA or CLOCA.
Durham Region Health Services
Food-handling establishments, septic systems, and certain other projects may require Regional public-health review or approval.
Electrical Safety Authority
A municipal building permit does not replace an electrical notification or inspection that may be required by the Electrical Safety Authority.
Durham Connection Permits
Information regarding permits and requirements for connections to Regional water and sewer infrastructure.
Durham As-Built Drawings
Search or request available information showing Regional roads, sewers, watermains, and other municipal services.
TRCA Planning & Permits
Review conservation requirements where a property is located within an area regulated by the Toronto and Region Conservation Authority.
CLOCA Planning & Regulation
Review conservation requirements where a property is within an area regulated by the Central Lake Ontario Conservation Authority.
Professional Engineering, General Review & Permit Documentation
The level of professional involvement depends on the building, occupancy, size, complexity, and proposed work. Certain projects require design or general review by a professional engineer, architect, or both.
Commitment to General Review
Ajax uses a professional commitment form where required to document the owner’s retention of the applicable architect and/or professional engineers for general review during construction.
Engineering Design
Professional engineering may be required for structural elements, foundations, retaining walls, mechanical systems, electrical systems, civil works, site servicing, grading, and other regulated components.
General Review During Construction
Where required and included in the consultant’s scope, periodic field review is carried out to assess general conformity of the applicable work with the permit documents.
Shop Drawings & Design Changes
Project-specific professional services may include review of delegated-design information, shop drawings, field conditions, technical substitutions, or design changes within the consultant’s discipline.
Ajax Building Permit Application Process
A well-prepared permit application begins with zoning and project review before drawings are finalized. Ajax uses electronic submission and review procedures, with different submission routes depending on the project type.
1
Review the Project & Existing Property
Review the proposed work, existing building and site conditions, survey information, available records, project objectives, and general architectural and engineering requirements.
2
Complete a Zoning Review
Identify the property’s zoning and review permitted uses, setbacks, lot coverage, height, parking, driveway requirements, accessory structures, exceptions, and other property-specific provisions.
3
Identify Other Required Approvals
Determine whether the proposal requires a minor variance, zoning amendment, site plan approval, Durham Region approval, conservation authority review, public-health approval, ESA notification, or another Applicable Law clearance.
4
Prepare Architectural & Engineering Drawings
Prepare and coordinate the applicable architectural, structural, HVAC, plumbing, electrical, grading, drainage, servicing, energy-efficiency, and other technical documents.
5
Prepare Forms & Supporting Documents
Complete and coordinate the applicable permit application, authorization, designer information, professional schedules, Applicable Law documents, energy information, calculations, surveys, and general-review commitments.
6
Submit the Permit Application
Applications accepted through the Town’s Online Application Portal can be submitted electronically at eApply Ajax. Applications not accepted through the portal are submitted to Building Services with the required forms, drawings, and supporting documentation.
7
Town Pre-Screening
Town staff conduct a pre-screen review to confirm that the submission satisfies the applicable submission standards. Once the pre-screen is approved, the submission becomes a building permit application and permit-fee information is provided.
8
Technical Review & Resubmission
Plans review and required resubmissions are conducted electronically. Where review comments relate to our scope, we can revise applicable drawings, calculations, and supporting documents and coordinate the response.
9
Permit Issuance & Inspections
Outstanding fees and applicable approvals must be addressed before permit issuance. During construction, the permit and approved documents should be maintained as required and the applicable inspections requested as work progresses.
Electronic Submission: Ajax conducts plans review and resubmissions electronically. Always confirm the current submission route for the specific permit type before submitting, as not every application is handled through the same portal.
Ajax Building Permit Guides & Municipal Resources
The Town publishes project-specific permit guides that identify typical forms, drawings, approvals, and supporting documents. The following resources are useful starting points when planning a project in Ajax.
Building Permit Application Process
Review Ajax’s current submission, pre-screening, plans-review, approval, and inspection process.
Permit Requirements
Access Town information regarding permit requirements, forms, supporting documents, and project categories.
Ajax Online Application Portal
Access the Town’s electronic application portal for permit types currently accepted through eApply.
Accessory Apartments – OBC
Permit guide for new accessory apartments and additional residential units designed under the Ontario Building Code.
Accessory Apartments – Fire Code
Requirements for existing accessory apartments being addressed through Section 9.8 of the Ontario Fire Code.
Below-Grade Entrances
Submission requirements for new basement entrances and walk-outs.
New Residential Buildings
Permit requirements for new residential buildings, including grading, HVAC, energy, and construction documents.
Residential Renovations
Requirements for renovations and alterations to existing residential buildings.
Additions & Sunrooms
Submission requirements for additions and sunrooms, including grading requirements where applicable.
Decks & Accessory Structures
Permit requirements for decks, garages, sheds, and other accessory buildings and structures.
ICI Interior Alterations
Permit guide for industrial, commercial, institutional, and high-density residential interior alterations.
Demolition Permits
Review permit requirements and supporting information for demolition projects.
Sign Permits
Review municipal requirements for signs requiring a building permit or other Town approval.
Tents & Air-Supported Structures
Permit requirements for applicable tents and air-supported structures.
Portable Buildings
Submission requirements for applicable portable-building projects.
Commitment to General Review
Town form used where professional general review by an architect and/or professional engineer is required.
Town of Ajax Contacts:
Building Services: buildingpermits@ajax.ca
Planning Services: planningservices@ajax.ca
Engineering Services: engineeringservices@ajax.ca
Building Services: buildingpermits@ajax.ca
Planning Services: planningservices@ajax.ca
Engineering Services: engineeringservices@ajax.ca
Why Choose Deltoid Consulting for Your Ajax Project?
Our multidisciplinary approach helps coordinate building design, engineering requirements, site conditions, zoning, and municipal approvals through one professional consulting team.
Coordinated Multidisciplinary Design
Architectural, structural, civil, HVAC, plumbing, and electrical services can be coordinated as required for the project.
Ajax Permit & Approval Support
Preparation and coordination of drawings, calculations, supporting documents, application requirements, and responses to applicable Town review comments.
Zoning & Planning Support
Assistance with zoning reviews, minor variances, Committee of Adjustment applications, site plan matters, and other approvals where applicable.
Residential & Commercial Experience
Engineering and design services for homes, additions, ADUs, below-grade entrances, restaurants, clinics, offices, retail spaces, industrial facilities, institutional buildings, and other projects across Ajax and the GTA.
Frequently Asked Questions
Common questions about engineering, zoning, design, and building permit applications in Ajax.
Do I need a building permit for my project in Ajax?
A building permit is required for many types of construction, including new buildings, additions, structural alterations, additional dwelling units, below-grade entrances, demolition, and many commercial alterations. The requirement should be confirmed for the specific scope of work.
How do I submit a building permit application in Ajax?
Applications accepted through the Town’s Online Application Portal can be submitted electronically through eApply Ajax. Applications not accepted through the portal are submitted to Building Services with the applicable forms, drawings, and supporting documents. The submission route should be confirmed for the specific permit type.
Which zoning by-law applies to properties in Ajax?
Ajax’s comprehensive zoning framework is based on Zoning By-law 95-2003, as amended. The current office consolidation, applicable zoning map, general provisions, parking standards, exceptions, and subsequent amendments should be reviewed for the individual property.
How many dwelling units can be permitted on a residential lot in Ajax?
Current Ajax zoning provisions may permit up to four dwelling units on many qualifying lots containing detached, semi-detached, linked-villa, or townhouse forms, subject to the applicable zoning provisions, access, parking, servicing, hazard-land restrictions, and Ontario Building Code requirements.
Do I need a building permit for a basement apartment or additional dwelling unit?
Creating a new dwelling unit requires zoning and Ontario Building Code review and normally involves a building permit. Ajax publishes a specific permit guide for accessory apartments designed under the Ontario Building Code.
Do I need a permit for a separate basement entrance in Ajax?
A below-grade entrance is a building-permit project. Ajax’s guide identifies requirements such as a site plan or legal survey, dimensioned drawings, structural information, and a cross-section through the proposed walk-out.
Can Deltoid Consulting design a load-bearing wall removal?
Yes. Structural design may include the proposed beam, posts or columns, connections, bearing details, foundations, and temporary shoring requirements depending on the existing construction and proposed work.
Does a home addition in Ajax require a grading plan?
It depends on the project. Ajax’s additions and sunrooms guide identifies a site grading and lot-drainage plan for additions increasing the building footprint by 50% or more. Other projects may also require grading review based on the property and proposed work.
Do I need an engineer for a second-storey addition?
A second-storey addition generally requires structural review of the proposed framing and load path. The adequacy of existing walls, beams, posts, and foundations may also need to be assessed for the additional loads.
Do commercial renovations in Ajax require professional drawings?
Depending on the occupancy, building size, and scope, professional architectural and engineering documents may be required. Ajax’s ICI interior-alteration guide identifies architectural, electrical, mechanical, sprinkler, and other technical documentation that may apply.
Does a restaurant project require Durham Region approval?
Where applicable, food-handling occupancies may require review or approval from Durham Region Health Services in addition to the Town’s building-permit requirements.
What if my proposed project does not comply with Ajax zoning?
If the proposed development or use is generally permitted but does not satisfy one or more zoning standards, a Minor Variance may be appropriate. If the proposed use itself is not permitted, a Zoning By-law Amendment or another planning approval may be required.
Do I need site plan approval in Ajax?
Some commercial, industrial, institutional, multi-residential, and other development projects may require site plan approval. Applicability depends on the type and scale of development and should be confirmed with Ajax Planning staff.
Can a project require both a building permit and ESA approval?
Yes. A municipal building permit does not replace an electrical notification or inspection that may be required by the Electrical Safety Authority. Both processes can apply to the same project.
Who approves water and sewer connections in Ajax?
The Region of Durham administers requirements associated with connections to Regional water and sanitary sewer infrastructure. Town building, engineering, and plumbing requirements may also apply to the project.
Can Deltoid Consulting respond to Town of Ajax review comments?
Yes. For technical comments related to our professional scope, we can review the comments, revise the applicable drawings and calculations, and coordinate supporting information for resubmission.
Does Deltoid Consulting provide both residential and commercial services in Ajax?
Yes. We provide multidisciplinary architectural and engineering services for homes, additions, ADUs, structural alterations, restaurants, clinics, offices, retail spaces, industrial facilities, institutional buildings, changes of use, and other projects.
Working with Deltoid Consulting in Ajax
Deltoid Consulting provides architectural and engineering design, building permit drawings, zoning reviews, grading and site engineering, and municipal approval support for residential, commercial, industrial, and institutional projects throughout Ajax.
Our multidisciplinary team can assist with architectural, structural, civil, mechanical, plumbing, and electrical engineering requirements and coordinate applicable permit and approval requirements with the Town of Ajax, Region of Durham, conservation authorities, and other reviewing agencies where required.
Email:
info@deltoidconsulting.com
Phone:
416-427-2720
Service Area: Ajax, Durham Region, and the Greater Toronto Area