1, Adding a Second Unit to an Existing House
A second unit is a self-contained dwelling unit with a private kitchen, bathroom facilities and sleeping areas.
Adding a second unit is a great way to provide independent living for a family member or make a little extra money to help pay off the mortgage.
There are several important factors you need to consider before adding a second unit, including:
* Applicable municipal zoning requirements
* Necessary building permits
* Designing your unit to comply with the Building Code
* Required building inspections during construction
To add a second unit in your house, you will need a building permit. You or your agent can apply for one at your local building department. You will need to submit:
* A completed application form and any other forms and supporting documents requested by the municipality
* Construction drawings
* Payment of the building permit fee
Once your building permit has been issued, building inspectors from the municipality must review work at various stages during construction. Inspectors will need to check framing, insulation, plumbing, interior finishes and other items as outlined in the Building Code. Make sure to confirm with your inspector what needs to be inspected.
2, Building Code Requirements for Second Units
(1), Age of Your House
If your house is more than five years old, it is classified as an existing house and you have more flexibility under the Building Code when you make renovations.
If your house is less than five years old, then it is classified as a new building and under the Building Code it generally must meet new construction requirements.
(2), Location of Your Second Unit
You can build a second unit in any part of your house. It can be all one floor or on multiple levels. Most second units are built in the basement or attic. Building Code rules can vary depending on where the second unit is located in your house.
(3), Room sizes and Floor Area
The Building Code sets out minimum room sizes in dwelling units, including second units. Room sizes vary depending on whether rooms are separated by walls or the unit is open concept. For example, the minimum area of a dining room separated by walls is 7 sqm, while an open concept bachelor unit combining sleeping, living and dining areas and kitchen space is permitted to be 13.5 sqm.
(4), Ceiling Heights
A basement second unit is permitted to have a ceiling height of 1.95m over the entire required floor area, including the route inside the unit leading to the exit.
An attic second unit - which may have sloped ceiling - would meet the Building Code if at least 50% of the required floor area has a ceiling height of 2.03m, but this does not include areas with low ceilings less than 1.4m.
(5), Windows
Minimum window sizes are:
* Living and dining rooms: 5% of the floor area
* Bedrooms: 2.5% of the floor area
* Laundry room, kitchen, bathroom, recreation room: windows not required
(6), Plumbing
At minimum you will need:
* A hot and cold water supply
* A sink, bathtub or shower, toilet, or a drainless composting toilet in the bathroom
* A kitchen sink
* Access to laundry facilities, which may be provided in a shared laundry room or a separate laundry area in the second unit
Second units must also have their own separate water shut-off valves. This allows plumbing work or repairs to be done in one unit without affecting water flow in the other.
(7), Heating and Ventilation
The Building Code allows a house with a second unit to have a single furnace and common system of air ducts. For fire safety, you will have to install a special type of smoke detector in the main supply or return air ducts. When activated, this device turns off the fuel supply and electrical power to the furnace causing it to shut down and preventing the spread of smoke from one unit to the other.
Ventilation is also required for the bathroom and kitchen of your second unit. This can be provided by a ceiling exhaust fan or a window that opens to outside.
(8), Electrical Facilities and Lighting
The Electrical Safety Code, produced by Ontario's Electrical Safety Authority (ESA), has some requirements when adding a second unit.
* You will need to get a separate electrical permit to do the electrical work in your second unit
* The ESA will inspect the electrical work in your second unit
(9), Fire Separation
For fire safety you will need a fire separation between your second unit and the rest of the house. A fire separation acts as a physical barrier to slow the spread of fire from one part of the house to the other. The fire separation must be continuous and include protected openings if necessary(e.g. fire dampers) in order to work properly.
A fire separation can be a floor, wall, door with a self-closing device, or a combination of those things. It can be built using typical building materials such as lumber and drywall.
When adding a second unit, the Building Code requires a 30 minute fire separation between units, and also between units and common areas.
(10), Smoke Alarms
Proper placement of smoke alarms is important. They must be located:
* On every level of a house
* Outside sleeping areas
* In each bedroom in the second unit
* In common areas of the house shared by occupants of both units, such as entrances and laundry rooms
(11), Carbon Monoxide Alarms
Carbon Monoxide Alarms are required if your house has a furnace that uses natural gas, propane or other similar fuels. They are also required if your house has an attached garage. Carbon monoxide alarms can be either electrically powered or battery operated and must be located:
* Near bedrooms and sleeping areas in the second unit
* In the furnace room
(12), Exits
There are different rules for exits depending on where in your house the second unit is located. Providing a separate exit for the second unit is preferable. If that is not possible:
* A common exit for both units in your house is allowed if the exit area has a 30 minute fire separation and contains smoke alarms that are interconnected to both units.
* In cases where the exit from one unit leads through another unit, a second means of escape must be provided by using a window
* Windows that may be needed in an emergency as a second means of escape must be large enough for a person to get through and be easy to open without the use of tools
* There are different requirements for means of escape windows depending on whether they are located in the basement or upper floors
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