Renovator's Presentation for Orderline Duplex Simplifed for linked-in

Home Renovator’s Guide to theHome Renovator’s Guide to the
Building CodeBuilding Code
Creating a Duplex – Overview PresentationCreating a Duplex – Overview Presentation
Anthony Boyko
Manager of Building Code Inspections and
Deputy Chief Building Official
City of Markham
The views expressed herein are the views of the author and do not necessarily
represent the views of the City of Markham and are intended to convey general
information, rather than legal advice, about the matters discussed herein.
Persons requiring legal advice about the matters discussed herein should consult
a solicitor.

22
Creating a Duplex
 Renovating an existing dwelling by creating an additional
dwelling unit is considered a significant or extensive
renovation project. For this reason it has been chosen as a
case study that will help demonstrate the information
contained in the Home Renovator’s Guide to the Building
Code.
 The proposal is to renovate an existing residential detached
dwelling building to create an additional dwelling unit within
the existing basement
 The is an overview of the method for compliance with the
Building Code. A detailed explanation is contained in the
Home Renovator’s Guide to the Building Code

33
Creating a Duplex
 The are 3 major steps to creating a duplex, please follow
along with this flow chart on this page and the following
two pages while reviewing the presentation

66
Creating a Duplex
 The existing dwelling is...
 A 70-year old detached, two storey single dwelling unit
and is located on a street with a municipal (public)
sewage system. There are three bedrooms and a four-
piece bathroom on the second floor. A kitchen, a dining
room, and a living room are located on the first floor.
The basement contains a furnace room and laundry
facilities. There is an entrance door on the front of the
dwelling on the first floor. The ceiling of the basement
is open to the floor joists. There is a smoke alarm on
each floor but they are not interconnected.

77
Creating a Duplex
 Basement of existing dwelling (location of
proposed second dwelling unit)
 The basement contains one window measuring 360 mm in
height and by 600 mm in length. There is a side entrance to
the dwelling that is proposed to be shared with the entrance
for the basement dwelling unit. The stairway proposed to be
shared by the dwelling units to the side exterior door is 860
mm wide. The width of the exterior door serving the stairway
is 810 mm clear opening. The existing ceiling height is 1850
mm from top of slab to underside of the first floor joists
 Proposed for the basement dwelling unit is one bedroom,
dining area, living area, four-piece bathroom and kitchen. The
ceiling of the basement is open to the floor joists.

88
Creating a Duplex
 Before performing the Part 11 evaluation, first Part 10 of
the Building Code is evaluated, to determine if the creation
of the dwelling unit can be accomplished without requiring
compensating construction;
 There are four steps to evaluate the building under Part 10
and are all included in the Home Renovator’s Guide to the
Building Code
 From the description of the existing dwelling, the floor
between the basement and the first floor is not constructed
with a fire separation, and therefore compensating
construction will be required, therefore we can immediately
determine that a Part 11 evaluation must be performed

99
Creating a Duplex
Since construction must be
performed, a Change of Use permit
cannot be issued, a building permit
must be issued. A Part 11 evaluation
must be performed to determine the
extent of construction that must be
performed
Since construction must be
performed, a Change of Use permit
cannot be issued, a building permit
must be issued. A Part 11 evaluation
must be performed to determine the
extent of construction that must be
performed

1010
Creating a Duplex
 Part 11 of the Building Code Evaluation
 There are four steps to evaluate the dwelling
or building under Part 11 of the Building Code:
 Step 1 - Classify the building using the hazard and
construction index
 Step 2 - Determine the type of renovation
 Step 3 - Determine the reduction in performance
level and compensating construction
 Step 4 - Building permit issuance
 But first, is Part 11 applicable?


1111
Creating a Duplex
 Part 11 of the Building Code Evaluation
 Application or scope of Part 11
 The building has been in existence for at least five
years, therefore Part 11 applies to the design and
construction of the existing building or parts of the
existing building
 Please note that as a designer or renovator, you
must apply Part 11 to any existing construction and
Part 9 for any new construction or extension of an
existing building system

1212
Creating a Duplex
 Step 1 - classify the building using the
hazard and construction index
 The hazard index
 The hazard index for both the existing major
occupancy C and the proposed major
occupancy C for a house is 2 from Table
11.2.1.1.I., see the next slide

1414
Creating a Duplex
 The construction index
 Review Table 11.2.1.1.A. (on next slide) and compare
to the construction of the existing building ;
 Column 1 – fire-resistance rating of floor over basement is
0 hour as the existing floor joists are open to floor below
 Column 2 – fire-resistance rating of the second floor is 0
hour
 Column 3 – fire-resistance rating of the roof (ceiling of
second floor) is 0 hour
 Column 4 – type of construction is ‘combustible’

1616
Creating a Duplex
 The construction index
 Conclusions from reviewing Table 11.2.1.1.A.:
 The construction index for the existing building is 1
from Item 12, Column 5 from Table 11.2.1.1.A. This
information will be used during the evaluation in
reduction in performance with respect to change in
major occupancy (step 3)
 Note: The construction index could be 2 if it could be
determined the second floor has a 30 minute fire-
resistance rating, Item 11, Column 5

1717
Creating a Duplex
 Step 2 – determine the type of renovation
 Basic or extensive renovation?
 If it is a basic renovation, construction may be carried out
without performing any further analysis, as long as the
renovation falls within the following scope;
 construction may be carried out to maintain the
existing performance level of all or part of an existing building, by
the reuse, relocation or extension of the same or similar materials
or components, to retain the existing character, structural
uniqueness, heritage value, or aesthetic appearance of all or part
of the building, if the construction will not adversely affect the
early warning and evacuation systems, fire separations or the
structural adequacy or will not create an unhealthy environment
in the building

1818
Creating a Duplex
 Step 2 – determine the type of renovation
 Basic or Extensive renovation
 The creation of an additional dwelling unit within a
building will adversely affect the early warning and
evacuation systems and fire separations in the building
 As a result, it is not a basic renovation. Extensive
renovations involve substantially removing interior
walls, ceilings or floor or roof assemblies and installing
new interior walls, ceilings, floor or roof assemblies.
Since new walls, ceilings and floor assemblies will be
installed as part of creating a duplex, it is an extensive
renovation and further analysis is required

1919
Creating a Duplex
 Step 3 – determine the reduction in
performance level and compensating
construction; (there are four steps)
 Step (a) Evaluate structural reduction in performance
level and compensating construction,
 Step (b) Evaluate the increase in occupant load
increase and compensating construction,
 Step (c) Evaluate the change in major occupancy
reduction and compensating construction, and
 Step (d) Evaluate the plumbing system performance
reduction and compensating construction

2020
Creating a Duplex
 Step 3 – (a) Evaluate structural reduction in
performance level
 The performance level of an existing building is reduced where
after;
 the proposed construction the existing building is converted
into more than one suite (dwelling unit) of Group C major
Occupancy, and
 the existing structural floor and roof framing systems and
their supporting members after the construction are not
adequate to support the proposed dead and live loads
 Since the new major occupancy will be located in the basement
of the existing dwelling, the concrete floor slab will be able to
support the proposed loads and compensating construction is not
necessary

2121
Creating a Duplex
 Step 3 – (b) Evaluate the increase in occupant
load reduction in performance level
 The performance level of an existing building is reduced
where the proposed construction will increase the occupant
load of an existing building by more than 15%, however;
 Compensating construction is not required for a Group C occupancy
where the new total occupant load is 16 persons or fewer in a building
containing residential suites which are dwelling units. Except where
the occupant load is between 10 and 17 persons, an interconnected
system of smoke alarms in corridors near stairways is required

2222
Creating a Duplex
 Step 3 – (b) Evaluate the increase in occupant
load reduction in performance level
 Proposed duplex;
 At two persons per bedroom the current occupant load for the
existing three bedroom dwelling is six persons
 The proposal has a total of one bedroom at two persons per
bedroom for an occupant load of two
 The new total occupant load is eight persons, which is less
than 16 persons as per Clause 11.4.3.3.(2)(b), therefore no
upgrading of the early warning and evacuation systems or
compensating construction will be necessary due to an
increased occupant load. However, other reduced
performance levels may require the early warning and
evacuation

2323
Creating a Duplex
 Step 3 – (c) Evaluate the change in major
occupancy reduction in performance level
 The conversion of a suite of a Group C major occupancy
(dwelling) into more than one suite of Group C major
occupancy (dwelling) is considered a reduction in
performance level. Therefore compensating construction may
be necessary after evaluation. A change in major occupancy
requires an evaluation of the following areas of the building
components:
 (i) Determine the hazard index against the construction
index,
 (ii) Determine conformance with other parts of the code,
 (iii) Determine early warning and evacuation systems,
 (iv) Determine the required fire separations

2424
Creating a Duplex
 Step 3 – (c)(i) Evaluate the change in major
 Determine the hazard index against the construction
index,
 Compensating construction or additional upgrading is
required in conformance with Table11.4.3.4.A. so that the
construction index of the building is increased to at least
equal the hazard index of the new major occupancy that
the building is to support
 Therefore, determine the construction and hazard indexes

2525
Creating a Duplex
 Determine the hazard index against the construction
index,
 The construction index was determined previously from
Table 11.2.1.1.A. as 1
 The hazard index was determined previously from Table
11.2.1.1.I. as 2
 Review the next two slides to confirm

2828
Creating a Duplex
 Result, Construction Index = 1 and Hazard Index = 2
 Therefore the Construction Index must be increased to at
least equal the hazard index of 2.
 Table 11.4.3.4.A. is used for this purpose

3030
Creating a Duplex
 Item 1 in Table 11.4.3.4.A. and from Column 1, the
new major occupancy Hazard Index (H.I.) is 2.
 Column 2 increases the Construction Index (C.I.) from
1 to 2
 There are two options for increasing the Construction
Index, Column 3 or 4. We will use Column 4 as early
warning devices are smoke alarms and they will be
required to create the dwelling unit
 Note: that Column 4 refers to the term ‘Alternative Compliance,
A.C. This term is different that Compliance Alternatives C.A. that
are listed in the Tables at the end of Part 11

3131
Creating a Duplex
 Step 3 – (c)(ii) Evaluate the change in major
 Determine conformance with other parts of the code,
 A building or part of a building that is subject to
conversion of the existing dwelling into more than one
dwelling unit must be evaluated to determine compliance
with the specific Building Code requirements required by
Part 11, see the next slide
 Any resulting construction required is considered as
compensating construction

3232
Creating a Duplex
 Must comply with Part 6, 9 and 12 for;
 Ventilation
 Interconnection of air system between suites
 Design of areas, spaces and doorways
 Ceiling heights
 Living rooms
 Dining rooms
 Kitchens
 Bedrooms
 Bathrooms

3333
Creating a Duplex
 Must comply with Part 6 , 9 and 12 for;
 Hallways
 Windows, doors and skylights
 Flame spread ratings
 Plumbing facilities
 Ventilation – mechanical or natural
 Electrical services

3434
Creating a Duplex
 Determine conformance with other parts of the code,
 However, strict compliance with Part 6, 9 and 12 of the Code may
not be necessary as a compliance alternative shown in Table
11.5.1.1.C may be substituted for a requirement listed on the
previous slides for Part 6, 9 or12
 The Home Renovator’s guide provides an explanation for all
compliance alternatives and how to use them

3535
Creating a Duplex
 Example of a compliance alternative being
used for a Part 9 requirement
 Part 9, Sentence 6.2.4.7.(10) Return-Air System: Return-
air from a dwelling unit shall not be recirculated to any
other dwelling unit
 Each suite will require their own heating unit or use compliance
alternative C95 found in the Home Renovator’s Guide to the
Building Code. C95 permits the same furnace to serve both
dwelling units

3737
Creating a Duplex
 Step 3 – (c)(iii) Evaluate the change in major
 Determine early warning and evacuation systems,
 A building that is subject to conversion of the existing dwelling
into more than one dwelling unit must comply with the
requirements for the early warning and evacuation systems and
must be upgraded in conformance with the applicable
requirements of Table 11.4.3.3. for the entire building
 Note that column 3 of Table 11.4.3.3. permits compliance
alternatives to be used for any the requirement as listed under
Early Warning and Evacuation

3939
Creating a Duplex
 Review Table 11.4.3.3. requirements and compare with any
existing early warning and evacuation systems contained within
the building
 Where the building is lacking the requirement, compensating
construction must be implemented in accordance with Part 6 and
9 or through the use of a compliance alternative

4040
Creating a Duplex
 Example of compliance alternative for evacuation systems,
 Access to exits widths based on occupant load in Subsection
9.9.3. Article 9.9.3.2. of Part 9 of the Building Code requires a
minimum access to exit width of 900 mm

4141
Creating a Duplex
 Example of compliance alternative for evacuation systems,
 However, Column 2 of Table 11.4.3.3. allows compliance
alternatives for access to exits, exit widths and number of exits.
 A review of Table 11.5.1.1.C. compliance alternative C118 (see
next slide) permits a building containing not more than four
dwelling units to have width of every exit facility to be as
existing, but not less than 800 mm. Therefore, the existing exit
width in our case study of 800 mm is sufficient

4444
Creating a Duplex
 Review of Table 11.4.3.3. for early warning and evacuation
systems,
 Highlighted in red colour are evacuation systems,
 Highlighted in green colour are early warning systems,
and
 Highlighted in blue colour are not applicable to our case
study

4646
Creating a Duplex
 Summary of review of Table 11.4.3.3. for early warning
and evacuation systems,
 Item (a) is sufficient using compliance alternative C102 and C119
 Item (b) is sufficient using compliance alternative C128, which
refers to C118

4747
Creating a Duplex
 Summary of review of Table 11.4.3.3. for early warning
and evacuation systems,
 Items (d) and (f) are not sufficient and will be required to be
implemented as compensating construction;
 Emergency lighting in the exit (1)
 Smoke alarms must be interconnected (1)
(1) not provided in the case study dwelling

4848
Creating a Duplex
 Step 3 – (c)(iv) Evaluate the change in major
 Determine the required fire separations,
 A building that is subject to conversion of the existing dwelling
into more than one dwelling unit must comply with the Building
Code requirements to separate the proposed major occupancy
[new dwelling unit(s)] from the adjoining major occupancy
[existing dwelling unit(s)] by fire separations having a fire-
resistance rating conforming to the applicable requirements of
Table 11.4.3.4.B. on the next slide

5050
Creating a Duplex
 Step 3 – (c)(iv) Evaluate the change in major
 Determine the required fire separations,
 For the case study dwelling, the basement ceiling is open to the
floor joists and does not provide a fire separation. Therefore,
compensating construction will be necessary to provide a minimum
45 minute fire-resistance fire separation as per Table 11.4.3.4.B.
Column 3 (dwelling is not sprinklered or is it proposed)
 However, using Compliance Alternative C152, the 45 minute rating
can be reduced to 30 minutes for walls and 15 minutes for
horizontal fire separations, ie. floors

5151
Creating a Duplex
 Compliance alternative 152 - in this illustration the second
dwelling unit is shown on the second floor but all requirements are
applicable for a dwelling unit created on the basement level

5252
Creating a Duplex
 Step 3 – (d) Evaluate plumbing reduction in
performance level
 Determine the affect on existing plumbing,
 The performance level of an existing building is reduced where
the existing building is extended or subject to material alteration
or repair, and plumbing in the existing building is adversely
affected by the extension, alteration or repair.
 The creation of an additional dwelling unit within an existing
building will affect the plumbing in the existing building, such as
building drains and vents. The upgrading performed may also be
considered compensating construction when any existing
plumbing must be altered to comply with Part 7.
 Note that there are no compliance alternatives for plumbing

5353
Creating a Duplex
 Summary, the Part 11 evaluation has been
completed
 Time to review the flow chart that was provided
at the start of the presentation

5454
Creating a Duplex
 Flow chart review, Steps 1, 2 and 3 completed

5656
Creating a Duplex
 Last step, to determine how to design and
what construction is required for the
building permit to be issued

5757
Creating a Duplex
 Review the existing dwelling again
 A 70-year old detached, two storey single dwelling unit is located on a street
with a municipal (public) sewage system.
 There are three bedrooms and a four-piece bathroom on the second floor.
 A kitchen, a dining room, and a living room are located on the first floor.
 The basement contains a furnace room and laundry facilities.
 The ceiling of the basement is open to the floor joists.
 There is a smoke alarm on each floor but they are not interconnected.
 The basement contains one window measuring 360 mm by 600 mm.
 There is a side entrance to the dwelling that is proposed to be shared with the
entrance for the basement dwelling unit.
 There is an entrance door on the front of the dwelling on the first floor.
 The stairway shared by the dwelling units to the side exit is 800 mm wide.
 The existing ceiling height is 1850 mm from top of slab to underside of the first
floor joists.

5858
Creating a Duplex
 Compensating Construction
 Based on the layout of the existing single dwelling
building, renovating to create an additional dwelling unit,
in this case study, the following work (compensating
construction) under Article 11.4.3.4. must be designed for
to obtain a building permit and performed during the
renovation:
 Ventilation of the dwelling units (rooms to be ventilated
by natural or mechanical means, use compliance alternative
C89 and C95)

5959
Creating a Duplex
 Interconnection of the heating and air –conditioning
systems between dwelling units (separate systems or refer to
C195 for duct-type smoke detectors installed in the supply or
return air duct system)
 Room and space dimensions (there are no compliance
alternatives available, room areas must comply with Part 9
requirements)
 Ceiling heights (refer to C102 for permitted reduced ceiling
heights)
 Window and skylights (minimum window size required for
natural light of living room and bedroom, refer to C107 for a
reduced window size)

6060
Creating a Duplex
 Flame-spread ratings (there are no compliance alternatives, all
construction to comply with Part 9)
 Plumbing facilities (there are no compliance alternatives, all
new fixtures, or new or extended drains, vents and water
supplies to serve the new dwelling must comply with Part 7 of the
Building Code)
 Ventilation (refer to C194 that provides the option of providing
natural or mechanical ventilation of the dwelling unit)
 Electrical facilities (there are no compliance alternatives, all
construction must comply with Part 9 and)

6161
Creating a Duplex
 Early warning
 Smoke alarms (Table 11.4.3.3. refer to C175 permitted
battery operated, however all other requirements such as
interconnection with other smoke alarms must be
implemented. Note interconnecting smoke alarms for
other compliance alternatives may permit the reduction in
the fire separation ratings)

6262
Creating a Duplex
 Evacuation
 Access to exit (refer to C118 and C119 for reduction in
access to exit widths of stairs, corridors and exterior door)
 Lighting (Table 11.4.3.3. normal lighting must be installed
under all conditions and emergency lighting must be
installed where there is a shared means of egress for two
dwelling units, refer to C140 for details)

6363
Creating a Duplex
 Fire separations (Table 11.4.3.4.B. reduces the fire separation
from one hour required by Part 9 to 45 minutes. C152 reduces
the rating further to 30 minutes for the wall surrounding the
access to exit and 15 minutes for the horizontal fire separation
between dwelling units. Vertical fire separations surrounding
service rooms is waived under C153)floor and walls around
shared means of egress and service rooms)
 Plumbing (no compliance alternatives available for use and any
existing plumbing adversely affected must be altered or changed
in order to comply with the requirements of Part 7)

6464
Creating a Duplex
 Other issues to consider
 Part 9 of the Building Code would generally require more
stringent fire protection and evacuation provisions when
constructing a new building with two dwelling units compared to
renovating an existing building to Part 11 of the Building Code.
Renovations that create an additional dwelling unit within an
existing dwelling may use the provisions of compliance
alternative C136 to achieve the Building Code requirements for
providing access to exits and exiting of each dwelling unit. Such
as;
 Exit opening directly to the exterior from the new dwelling unit,
 Shared access to exit with the other dwelling unit, or
 Access to exit through another dwelling unit
 Based on the above information, an emergency escape-type
window may also be necessary to serve the bedroom located in
the basement, C136 also provides direction on this issue

6565
Creating a Duplex
 Other issues to consider
 Any other Part 6, 9 or 12 requirement of the Building Code
that apply to the creation of the dwelling unit may be
complied with using any available Section 11.5 Compliance
Alternatives from Part 11.
 The Home Renovator’s Guide to the Building Code contains every
Part 6, 9 and 12 compliance alternative pertaining to dwellings.

6666
Home Renovator’s Guide to the
Building Code
 This presentation is based on the information contained in The Home
Renovator's Guide to the Building Code . It contains 582 pages, 7” x 9”
perfect-bound soft cover, binder or downloadable PDF, and includes
 Introduction
Ontario Building Code and Building Code Act Legislation
Summary of Regulations Dealing With Renovations
Applicable Building Code Definitions
Change of Use Permits - Part 10 of the Ontario Building Code
Building Permits - Part 11 of the Ontario Building Code
Compensating Construction
Existing Buildings
Case Study - Creating a Duplex
Compliance Alternatives
Case Law
Part 10 Change of Use - Selected Content
Part 11 Renovation - Selected Content
Appendix A BCC Ruling and BMEC Authorization
Appendix B Egress/Exit Options
Appendix C Forms and Orders
Appendix D Building Code Checklist for Property Purchase

6767
Home Renovator’s Guide to the
Building Code
 To obtain your copy of the Home Renovator’s Guide to
the Building Code, please go to
http://www.orderline.com/housing/manual/illustrated_code_series/renovator

6868
Also
 www.boykoconsulting.ca
 www.twitter.com/boykoconsulting
 www.facebook.com/designers.buildingcode
 www.linkedin.com

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