Commercial / Industrial Building

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NEW BUILDINGS & ADDITIONS (PART 9)

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All permits related to commercial, multi-family, and industrial buildings falling under Part 9 of the Manitoba Building Code must be obtained from our office. Part 9 Buildings are three storeys or less, have a building area less than 600 square metres, and have major occupancies classified as Group C (residential), Group D (office / service), Group E (retail), or Group F-2, F-3 (medium- and low-hazard industrial).

Compliance to the Manitoba Building Code is mandatory. Any waiver of a Code requirement is not permitted, however, alternatives that meet the level of performance required by the Code may be permitted.

Building plans are required to be drawn to scale. They must also indicate the nature and extent of work or proposed occupancy in sufficient detail to establish that, when completed, the proposed occupancy will conform to the Code. In order for the MWPD to issue a permit in a timely manner, it is important that proper information and documents be submitted at the time of the application. If information is missing or if Code deficiencies are noted, these issues should be addressed as quickly as possible so that the issuance of the permit is not unduly delayed. An application for a permit does not mean that you are entitled to a permit or that a permit will be issued. Only through a demonstrated compliance to the Building Code and to all other applicable regulations will a permit be issued.

To confirm whether or not the intended development is permitted within the proposed zone, contact us.

Plans submitted for an application to build shall include:

1. Status or Certificate of Title:

A current copy (within 30 days) of the Status or Certificate of Title must be submitted. Where there has been a recent change of ownership, a signed letter is required from your lawyer stating who the purchaser and seller are and that the purchase documents have been forwarded to the Land Titles office for registration. (not required for interior renovations)

2. Site Plan^ including:

  • All buildings and dimensions of all building
  • Distances from building to building and to property lines
  • Parking, loading, and fence details, etc.
  • North arrow for building orientation
  • Street and lane locations, including access routes for firefighting
  • Location of fire hydrants and sprinkler connection, catch basins, etc.

^not required for interior renovations

3. Architectural drawings including:

  • Depending on the complexity of the project: Sealed, signed and dated by an Architect. For F occupancies - Architect or Professional Engineer are permitted
  • Building design summary
  • Building area (new & existing), building height and location of firewall
  • Floor layout(s)
  • Building elevations
  • Building section details
  • Building wall details, including fire test assembly reference, flame-spread rating
  • Stair, guard and handrail details
  • Door schedule, including size, rating and hardware

4. Structural drawings including:

  • Sealed, signed and dated by P. Eng.
  • Foundation, floor(s), roof plans
  • Structural details
  • Design loads, including snow, dead, live & wind loads
  • General notes, including soil conditions, material standard references; concrete, wood, steel

5. Mechanical drawings including:

  • Heating, ventilation, and air conditioning details
  • Fire dampers/fire stop flaps, etc.
  • Make up air and exhaust

6. Electrical drawings (if required):

  • Depending on the complexity of the project: Sealed, signed and dated by P. Eng.

Applications for Building Permits for Part 9 buildings or additions shall include:

  • Completed Development and Building Permit Application.
  • If applicable, a completed Plumbing Application.
  • For Ventilation requirements, the Commercial Ventilation Info Form needs to be filled out and the Balance Report has to be submitted upon Pre-Occupancy/Final Inspection.
  • If using a spray-applied polyurethane foam, the Spray Foam Insulation Info Form needs to be filled out.
  • Detailed Site Plan (not required for interior renovations) or Floor Plan for Interior Renovations / Tenant Development.
  • Detailed letter of intent (not required for interior renovations unless there is a change of use) Please be sure to include the tenant's legal name and trade name, as applicable. Writing A Letter Of Intent
  • Detailed Scope of Work (for renovations/repairs).
  • One (1) paper copy and one (1) legible PDF that is signed and sealed by a Manitoba Licensed Professional Engineer (dated within one year of the complete application date), if required. If no PDF is available then two (2) paper copies are required. Minimum paper size of 36" x 24". All plans are to be drawn to a minimum scale of 1:500 or 1”= 40’.
  • Manitoba Building Code analysis (if applicable).
  • Letter of Assurance (if applicable) from all design professionals involved, including responsibility for Manitoba Energy Code for Buildings (MECB). All Letters of Assurance must be followed with Certification Occupancy Form Letter upon project completion (must be provided on Engineer/Architect company letterhead - only copy the section(s) that apply).
  • Letter of Authorization is required if you are applying on behalf of the landowner.
  • Status of Title(s) for all land subject to the application (not required for interior renovations). The Status of Title(s) cannot be more than 30 days old. The Status of Title(s) can by acquired from your lawyer or the Land Titles Office (Teranet Manitoba). Additionally, a letter from your lawyer may be required if the property is in the process of being transferred to your name.
  • In RM of Ellice-Archie: If any development requires a culvert to be placed with Municipal infrastructure it needs to be approved and have an application completed to file with Water stewardship (i.e. a new approach for access which requires a culvert)
  • In Prairie View Municipality: There is a permitting process for driveways/culverts. Contact the municipality for forms and fees.
  • In Hamiota Municipality: A Lot Grading Permit is required prior to the issuance of a building permit. See Hamiota Municipality for details.
  • In RM of Oakview: All access requests are submitted to council for review and approval. See RM of Oakview for details.
  • Sewer and water connection fees (processed by the municipality). Please contact Manitoba Conservation and Climate regarding requirements for a proposed septic tank and/or well if municipal services are not available.
  • Total Project value (i.e., final project costs including all material and labour).
  • Permit Fees in accordance with the MWPD’s Fee Structure By-Law prior to permit issuance.
  • It is the responsibility of the applicant / owner to satisfy or adhere to any Development Agreement requirements that may pertain to the property. Some requirements may need to be fulfilled prior to the MWPD’s issuance of permits.

Electrical Permits are obtained through Manitoba Hydro.

If the proposed development is located adjacent to a Provincial Road or Highway, an additional permit may be required from the Province (Manitoba Infrastructure) when applying for a permit from the MWPD.

Please note that incomplete applications will not be accepted.


 

OCCUPANCY PERMITS

The Building Occupancy Permit is a process used by the Mid-West Planning District to assist in establishing and upholding requirements for building standards. It helps ensure that work, for which a Building Permit has been issued, has been done in accordance with the terms of the permit and is consistent with the applicable regulations, or that a change of use/occupancy complies with Manitoba Building Code.

An Occupancy Permit is required for:

a) Closing of a building permit where an occupancy permit is listed as a condition;

b) Change of Occupancy Classification;

c) Every existing occupant/tenant who is relocating or expanding their unit within a building;

d) Every existing occupant/tenant who wishes to increase the occupant load of the occupied space.

e) Change of ownership/tenant.

To confirm whether or not the intended development is permitted within the proposed zone, contact us.

NOTE: When applying for an Occupancy Permit for a change of use or an existing use in an existing building, an inspection may be required prior to permit application. This inspection is subject to fees that are in accordance with the MWPD’s Fee Structure By-Law. MWPD requires a Letter of Intent detailing the intended use of the building, as well as a letter of authorization from the current landowner (if applicable) prior to booking an inspection. Additionally, should there be no prior permit or Building Plans on file for the building, an inspection by a Manitoba Licensed Professional Engineer and/or Architect may be required prior to the MWPD's inspection.

Should there be any structural or non-structural renovations as part of the occupancy, a Building Permit may be required. A detailed scope of work and construction drawings shall be provided as part of this application. Please note that any Part 3 building requires the involvement of a Manitoba Licensed Professional Engineer and/or Architect depending on the Occupancy Classification.

If there is a change in land use, a Development Permit may also be required.

Occupancy Permit applications not associated with a building permit must include:

  • Completed Development and Building Permit Application.
  • Detailed letter of intent, to include the legal name of the tenant as well as the tenant's operating name (if applicable). Writing A Letter Of Intent
  • Floor plan detailing the area of the building to be occupied. Applications must also include the Total Area of the Existing Building Footprint.
  • A Building Code Analysis with a Life Safety Review from a Manitoba Licensed Architect or Professional Engineer (dependent on the Building Classification) may be required when applying for an Occupancy Permit for an existing use in a building where no prior Occupancy Permit has been issued or when there is a change in Occupancy Classification.
  • Letter of Authorization is required if you are applying on behalf of the landowner.
  • Fees in accordance with the MWPD’s Fee Structure By-Law.

Design Professionals: For the Certification Occupancy Form Letter, which needs to be on your company letterhead. Only copy the sections that apply.

Building Permit Related Occupancy: A list of requirements to be fulfilled prior to Occupancy. Commercial Occupancy Checklist

Please note that incomplete applications will not be accepted.


 

PLUMBING PERMITS

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Plumbing permits are required for new construction of all buildings, building additions, alterations, repairs, renovations and include plumbing rough-ins, hookups and relocations. Plumbing Permits are issued in conjunction with the Building Permits.

Plumbing Permit applications not associated with a Building Permit must include:

Please note that incomplete applications will not be accepted.


 

ACCESSORY BUILDINGS & STRUCTURES

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Commercial or industrial companies constructing or erecting an accessory building or structure, such as a detached garage, shed, or fabric shelter on their property are required to obtain a Building Permit. Please note that used/relocated accessory buildings may require inspection and/or additional approvals prior to being moved.

Accessory buildings / structures that are less than 108 sq. ft. do not require a Building Permit

NOTE: In no instance shall an accessory building be placed or constructed on a property prior to a principal building. However, you are able to apply for an accessory building and principal building concurrently.

To confirm whether or not the intended development is permitted within the proposed zone, contact us.

Building Permits for accessory structures must include:

  • Completed Development and Building Permit Application.
  • If applicable, a completed Plumbing Application.
  • If the building is a detached garage, the Detached Garage Info Form needs to be filled out.
  • For Ventilation requirements, the Commercial Ventilation Info Form needs to be filled out and the Balance Report has to be submitted upon Pre-Occupancy/Final Inspection.
  • If using a spray-applied polyurethane foam, the Spray Foam Insulation Info Form needs to be filled out.
  • Detailed Site Plan.
  • Letter of Intent regarding the intended use of the accessory building (if applicable). Writing A Letter Of Intent
  • Please note on plans any proposed plumbing rough-ins or hookups.
  • One (1) easily-readable paper copy and one (1) legible PDF copy of plans that are 11” x 17” or smaller. For plans larger than 11” x 17”, two (2) paper copies or one (1) paper copy and one (1) PDF are required. All plans are to be drawn to a minimum scale of 1:500 or 1”= 40’.
    NOTE: If the building has tall wall construction, has over 30 foot wide trusses, is Pole Building construction, or contains more than one storey, a Manitoba Licensed Professional Engineer's signature and seal dated within one year of the complete application date is required.
  • Letter of Authorization is required if you are applying on behalf of the landowner.
  • Status of Title(s) for all land subject to the application. The Status of Title(s) cannot be more than 30 days old. The Status of Title(s) can by acquired from your lawyer or the Land Titles Office (Teranet Manitoba). Additionally, a letter from your lawyer may be required if the property is in the process of being transferred to your name.
  • Total Project value (i.e., final project costs including all material and labour).
  • Permit Fees in accordance with the MWPD’s Fee Structure By-Law prior to permit issuance.
  • It is the responsibility of the applicant / owner to satisfy or adhere to any Development Agreement requirements that may pertain to the property. Some requirements may need to be fulfilled prior to the MWPD’s issuance of permits.

Electrical Permits are obtained through Manitoba Hydro.

If the proposed development is located adjacent to a Provincial Road or Highway, an additional permit may be required from the Province (Manitoba Infrastructure) when applying for a permit from the MWPD.

Please note that incomplete applications will not be accepted.


 

SIGNS

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A sign permit is required for almost any type of sign.  One of the only exemptions is Realtor’s Signs. A sign permit must be obtained from the Mid-West Planning District office for all signs, including those which are temporary, permanent, free-standing, fascia, projection, and illuminated.

To confirm whether or not the intended development is permitted within the proposed zone, contact us.

Applications for Sign Permits for must include:

  • Completed Development and Building Permit Application.
  • Detailed Site Plan.
  • Plan of sign - diagram and description of type of sign and logo or advertisement with all dimensions and any illumination details.
  • Manitoba Licensed Professional Engineer drawings signed and sealed within 1 year of complete application are required for freestanding signs and any other sign that has/may have Structural or Load-Bearing implications.
  • Letter of Authorization is required if you are applying on behalf of the landowner.
  • Status of Title(s) for all land subject to the application (required for new freestanding signs). The Status of Title(s) cannot be more than 30 days old. The Status of Title(s) can by acquired from your lawyer or the Land Titles Office (Teranet Manitoba). Additionally, a letter from your lawyer may be required if the property is in the process of being transferred to your name.
  • Fees in accordance with the MWPD’s Fee Structure By-Law.

If the proposed development is located adjacent to a Provincial Road or Highway, an additional permit may be required from the Province (Manitoba Infrastructure) when applying for a permit from the MWPD.

Please note that incomplete applications will not be accepted.


INSPECTIONS & PENALTIES

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Inspections

The Mid-West Planning District (MWPD) is to be notified at each of the following stages of construction, as applicable:

  1. Excavation & Footing / Pilings Prior to Concrete;
  2. Foundation Wall Structural Reinforcing or Thickened Edge Slab Reinforcing;
  3. Preserved Woof Foundation Before & After Damp Proofing (Engineer’s Inspection also Required);
  4. Foundation Grade Beam Structural Steel;
  5. Damp Proofing, Drainage Tile & Stone (7 Days Cure Time for Concrete - Minimum Time Before Backfill Inspection);
  6. Building Structure Framing & Rough-Ins for Plumbing, Ventilation & Electrical
    (Doors, Windows, Shingles & House Wrap in Place) *Shop Drawings Must Be On Site or Submitted Prior to Inspection*;
  7. Under Basement Floor Plumbing Rough-In, Tile Leaders & Sump Pit;
  8. Insulation & Air-Vapour Barrier (Main Floor);
  9. Soil Gas Barrier & Interior Drainage Stone;
  10. Foundation Frost Wall Framing, Insulation & Vapour Barrier;
  11. Pre-Final, Interior Operations, Finishes & Life Safety (Incl. Fire Stopping) Prior to Occupancy or Public Showing;
  12. Final - Exterior Weathertight Finished & Grading (Incl. Eavestroughs, Downspouts & Leaders in Place).

A list of requirements to be fulfilled prior to Commercial Occupancy Checklist.

For the Certification Occupancy Form Letter, please place it on your own letterhead and only include the sections that apply.

PLEASE NOTE: A minimum of 24 Hours Notice is required when booking inspections (weekend not included);

  • If the work is not ready for inspection or you need to cancel, please contact the MWPD office as soon as possible;
  • It is the responsibility of the APPLICANT to arrange for all inspections.
  • The MWPD assumes no responsibility for inspections that were not scheduled.
  • Inspections may be performed at random as determined by the Building Inspector.
  • This list is not all-inclusive. There may be additional inspections required at the discretion of the Building Inspector.

Penalties

The following are subject to Penalty Fees in accordance with the MWPD’s Fee Structure By-Law:

  • Any Building, Structure or Land Use that is commenced prior to the appropriate permits being obtained.
  • Where the work is not ready for the time of the scheduled inspection.
  • Where project deficiencies result in repeated inspections by the inspector.
  • Where the work has been covered and the inspector is unable to perform the required inspection. (this may also require invasive structural inspection at the applicant/contractor’s expense)