Do I Need an Architect or a BCIN Designer for a Restaurant Renovation?
Most restaurant renovations and tenant fit-outs under 600 square metres fall under Part 9 of the Ontario Building Code and can be designed by a BCIN-qualified designer; larger or more complex restaurants may fall under Part 3 and require an architect.
This is one of the most common questions restaurant owners and franchisees ask before starting a renovation. Getting it right matters — hiring an architect when you don't need one adds unnecessary cost, while using a BCIN designer for a project that legally requires an architect will get your permit application rejected.
What Determines Which You Need?
The deciding factor is almost always building size and occupancy classification: a standalone restaurant or a tenant space within a larger Part 3 building typically needs an architect, while a tenant improvement within an existing Part 9 building's footprint can usually use a BCIN designer.
Most strip-mall and plaza restaurant fit-outs fall under Part 9 because the surrounding building's structure and life-safety systems are already established — your renovation is interior work within an existing shell. A ground-up restaurant building, or a large-footprint restaurant over 600 square metres, is more likely to require Part 3 design by an architect.
What a BCIN Designer Can Do
A BCIN-qualified designer can prepare permit drawings for restaurant tenant improvements within Part 9 scope, including floor plans, kitchen layouts, plumbing and mechanical drawings, and fire separation details, at a fraction of an architect's fee.
Sandhu Design Build's principal designer holds BCIN 512242 and has prepared permit drawings for commercial fit-outs including restaurants, cafés, and retail spaces across the GTA.
When You Need an Architect
You need an architect licensed by the Ontario Association of Architects (OAA) when your restaurant project falls under Part 3 of the Building Code — generally buildings over three storeys, over 600 square metres, or with complex occupancy classifications.
High-end flagship restaurant builds where architectural design vision is central to the brand experience are another case where an architect's broader scope of services may be worth the additional cost, even if not strictly required by code.
Cost Comparison
A BCIN designer's restaurant permit drawings typically cost $5,500 to $12,000, while an architect charges 8–15% of construction cost or $150–$350+ per hour for the same scope of work — often two to three times more for a comparable tenant improvement.
The permit drawings produced by either professional carry the same legal weight with the building department, provided the project is within their respective scope of practice.
Franchise Considerations
Franchise brands with a standard prototype design typically use a BCIN designer to adapt the prototype to each new location, since most individual units fall within Part 9 scope even when the brand operates dozens of locations.
See our franchise & QSR fit-out page for how this works across multi-location rollouts.
Not Sure Which You Need?
Sandhu Design Build will assess your specific restaurant project and tell you honestly whether a BCIN designer is sufficient or whether you need an architect — before you spend money on the wrong path. Contact us at (365) 727-7755 for a free consultation.