BCIN Drafting & Design Services

Fine Line Drafting & Design is a full-service design studio based in Kitchener and Toronto, Ontario focused on providing custom designs for both residential and Part 9 commercial projects. 

We're equipped to support your project, whether it's a new construction project or renovation. Recognizing the unique aspects of each project, we provide customized solutions tailored to your precise requirements. Homeowners and professionals alike entrust us with acquiring building permits for their projects. We offer expert guidance throughout the entire process, from the initial design and planning stages to the final issuance of the building permit.

We offer complete design and drawing packages for permit applications, including: 

• Stamped BCIN (Building Code Identification Number) certified architectural construction and structural drawings
• Schedule 1 forms—mandatory for all Ontario municipalities
• HVAC calculation and design drawings (if required)

We know there are a lot of moving parts and we facilitate coordination with essential trades, including surveyors, structural engineers, and truss/floor manufacturers as needed for your project.

We've successfully completed projects across a wide range of locations including Toronto, Pickering, Scarborough, Markham, Richmond Hill, Vaughan, Brampton, Mississauga, Oakville, Milton, Burlington, Hamilton, Guelph, Kitchener, Waterloo, Cambridge, Brantford, London, St. Thomas, Aylmer, Tillsonburg and beyond.

Fine Line Drafting & Design is registered with the Ministry of Municipal Affairs and Housing.

A BCIN designer is a licensed architectural professional who is qualified to produce legal building plans for construction in the Province of Ontario. 

What does BCIN stand for? In Ontario, BCIN stands for Building Code Identification Number, and is a crucial identifier mandated for specific professionals within the construction sector. It serves as a unique code allocated to individuals, ensuring accountability and compliance within regulatory standards. Each professional bears the responsibility of affixing their designated Building Code Identification Number when endorsing their work.

This license is renewed annually by the holder who must show proof of insurance in order to extend their designation. They can also be selected for retesting under the building code act. 

What do BCIN designers do? There are different levels of licensing for BCINs in Ontario, but generally designers are qualified to produce drawings and project plans without the involvement of an architect or engineer. 

What is the difference between a BCIN, architect or engineer? BCIN designers are authorized to take on projects up to 600 square meters and no more than three stories in height. Some BCIN designers are also authorized to design plumbing and HVAC systems. When the work required is outside the scope of a BCIN designer, they will loop in architects and engineers as needed. 

Why use a BCIN vs. an architect or engineer? BCIN designers are generally less expensive than architects and engineers, making them an affordable alternative for homeowners and professionals looking for certified architectural construction and structural drawings.