Manufactured and factory assembled buildings
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Before you apply
This guide will help you submit a complete application and avoid delays in permit processing. It outlines the minimum information required for your project to move forward.
It explains:
- when you need a permit
- what permits you need
- what your application requirements are
- some common rules relating to your project
It doesn't:
- limit your design choices
- provide specific advice on Code compliance
- apply to renovations or additions
Note: if this information is too technical, we recommend hiring a professional to assist you with your application.
Building permit process
The building permit process is based on the Safety Codes Act, Permit Regulation and National Building Code – Alberta Edition (NBC (AE)). Plan reviews and site inspections are provided to ensure all Calgarians are safe. Trade permits for electrical, plumbing, gas and mechanical may be required.
For more information about the building permit process, please read our guidelines and common questions.
This guide focuses on new buildings of residential use that are assembled wholly or partially in a factory environment, where the factory is certified under CSA A277. It does not apply to commercial use structures, alterations or additions. It specifically applies to buildings that fall within the scope of Part 9.
What you need for a successful application
To ensure your application is complete follow these three tips:
Application type: Manufactured and factory assembled buildings
This Guide to a Complete Application focuses on manufactured and factory assembled buildings. They can be used for residential, commercial or industrial purposes. There are three types of manufactured buildings in Calgary. They include:
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Modular homes
These are homes constructed in sections (modules) in a factory setting. Each module is built to about 70-90% completion before being transported to the site for final assembly. Modular homes can range from single-detached homes to multi-story buildings.
-
Prefabricated buildings
These include buildings that are partially or fully constructed in a factory. They can be made from various materials and are designed for different types of occupancy, like residential, commercial or industrial.
-
Volumetric modular units
These are complete units or “pods” that are built in a factory and then transported to the site. They can be stacked and connected to form larger buildings. This method is often used for hotels, apartments and other multi-unit buildings.
- The Canadian Standard Association (CSA) A277 standard covers the certification of a factory process for factory homes. It DOES NOT cover Code compliance review nor does it provide commentary on Code compliance.
- Buildings manufactured in a factory certified under CSA A277 still require Development and Building Permits to be secured before beginning construction in the factory.
Application requirements
Owners, professionals, designers and contractors must comply with all requirements of the NBC (AE), National Energy Code of Canada for Buildings, ASHRAE and the Alberta Safety Codes Act and associated regulations.
Fees
Fees are calculated based on the permit/projects Prevailing Market Value (PMV).
- Use the online Multi-family Low Rise Value Calculator to calculate prevailing market value.
- Maximum one building per permit (see Building advisory – Building permit requirements for single vs multiple building):
- Detached garages may be included with the building permit for a residential building. However, this may impact occupancy for the residential building because it is tied to the completion of the garage.
- A partial permit can be applied for at the time of permit application.
Notes
- Your application is considered incomplete until the fees are paid in full.
- The minimum 25% (or $10,000 deposit for Building Permits with fees over $10,000) needs to be paid for any partial permit review to occur.
- A partial permit cannot be issued until fees are paid in full. However, a review for a partial permit can proceed without fees being paid in full.
- Fees for factory assembled buildings must include the PVM for all factory and site performed work.
Drawings and documents
You must provide the complete drawing sets listed below. A separate drawing set is required for each building and permit. A detached garage may be included on the permit of the building closest to it, or it may be applied for as its own permit. Including it on the permit of the building closest to it may impact occupancy for the residential building because it is tied to the completion of the garage.
All drawings must be to professional standard outlined in the NBC (AE).
Before uploading the documents for your permit application, please review our digital permit application criteria. The plans and documents that you upload must meet The City’s digital file criteria to facilitate quicker application review and approval.
All factory-built or manufactured homes must provide proof of CSA A277 certification.
Factory built and manufactured homes have the same requirements for professional involvement in the NBC (AE). However, due to the unique construction methodology, there is additional professional involvement required for stacked units, as defined by 9.10.14 particularly for the structural attachment and joining of units. Single-detached homes and non-stacked semi-detached, typically do not require professional involvement.
Professional schedules
NBC(AE) Div C, 2.4.2. Schedules of Professional Involvement
Provide the following Professional Schedules at the time of application:
Provide the following Professional Schedules at time of building completion (occupancy inspection):
Architectural
Site plans need:
- Building address
- North arrow
- Property lines and setbacks with dimensions
- Building outline, eaves and overhangs with dimensions
- Main floor elevation and geodetic grades
- Any retaining walls greater than 1.2 m in height
- Foundation location and site servicing
- Utility rights-of-way
- Fire hydrants, if applicable
Architectural floor plans need:
- Floor, wall and unit layouts
- Room name and use
- Exit stairs and corridors with dimensions, if applicable
- Construction assemblies
- Window and door locations with fire resistance ratings as applicable
Architectural elevations need:
- Size and location of windows, including operable units
- Exterior cladding and finishes
- Building height
- Grades at each building face
- Spatial separation calculations for limiting distances
- Balconies, eaves and other projections as applicable
Architectural cross-sections need:
- Floor heights and geodetic elevations
- Floor and roof assembly constructions, including fire resistance ratings as applicable
Notes:
- Site plans with multiple buildings or unusual relationships to the street must also address firefighting access and spatial separations between buildings.
- Fire resistance ratings of assemblies can have various requirements and are critical for Code compliance verification. Specific fire resistance ratings must be indicated for wall assemblies and structural components.
- Floor plans must show all doors, windows and layouts to determine means of egress and exits.
- Firewalls divide a structure into separate buildings and require significant engineering.
- Windows sizes and location are needed to calculate limiting distance and egress for buildings.
- Exterior cladding requirements impact fire spread and combustibility of walls and need to be indicated.
- Balconies must be included on the elevations to help determine egress and sprinkler locations, if applicable.
Structural
Structural drawing sets need:
- Structural design and floor and roof loading parameters
- Fire resistance rating of load bearing elements
- Tall wall details as applicable
- Foundation design and details
Note:
The structural systems for a factory assembled building must have authentication and validation as per current APEGA guidelines.
Mechanical
Mechanical drawing sets need:
- Heating and ventilation equipment and specifications
- Duct penetrations of fire rated floors/fire separations
- Plumbing fixtures
- Sprinkler systems, if applicable
Notes:
- Mechanical drawings must indicate the type and location of equipment and indicate any ducts penetrating fire separations including fire damper locations where applicable.
- Sprinkler drawings must indicate sprinkler design standard (ex. NFPA 13) and bear the stamp and seal of a professional engineer registered to practice in the province of Alberta.
- If utilizing a sprinkler system that requires a fire alarm system (ex. NFPA 13), those drawings must also be submitted.
Electrical
Electrical drawing sets need:
- Lighting and plug location layouts
- Smoke and CO alarm locations
- Fire alarm systems, if applicable
Note:
- Electrical information can be included in architectural drawings.
- Electrical drawings should indicate the location of smoke and CO alarms and emergency lighting as required.
Technical requirements
You must comply with all requirements of the NBC-AE, NECB, ASHRAE, the Alberta Safety Codes Act and associated regulations as applicable.
The following requirements are the minimum compliance documentation you need. Your application may require more information to demonstrate compliance.
Note: if this information is too technical, we recommend hiring a professional to assist you with your application.
Building classification
- Confirm building is Part 9 or Part 3
- For Part 9 buildings, confirm if 9.10.14. or 9.10.15 applies
- For Part 3 buildings, determine building classification
Code references:
- NBC (AE) Div A 1.3.3.
- NBC (AE) 9.10.14. Spatial Separation of Buildings
- NBC (AE) 9.10.15. Spatial Separation of Houses
- NBC (AE) 3.2.2. Building Classification (as applicable)
Provisions for firefighting
- Confirm access to streets and number of streets the building faces
- Confirm fire hydrant locations
- Confirm firefighter access for buildings separated by firewalls
Code references:
- NBC (AE) 3.2.2.10. Streets
- NBC (AE) 3.2.5.5. Location of Access Routes
- NBC (AE) 3.2.5.6. Access Route Design
Factory review (professional involvement)
- The complexity and combination of factory and site assemblage for manufactured buildings has been deemed to add sufficient complexity to require professional involvement and review for all buildings.
- The above includes professional review of both factory and site work by the professional(s) of record.
Code references:
- NBC (AE) Division C 2.4.1.1.
- NBC (AE) Division C 2.5.1.1.
Construction assemblies/details
Construction assemblies/details should include sufficient information to determine materials, construction order and fire resistance ratings as applicable. Typical constructions assemblies include:
- Floors
- Walls
- Load bearing elements (including foundations)
- Roofs
Code references:
- NBC (AE) 9.10.3.1. Fire-resistance ratings
- NBC (AE) Part 4 structural design
- NBC (AE) 9.10.3.1. Unit separation (9.10.9.14.)
- NBC (AE) 9.10.3.1. Fire/Smoke Separation (9.10.9.1.)
- NBC (AE) 9.36.2. Energy efficiency
Limiting distance and exterior materials
Site plans must indicate all dimensions to property lines from building face(s). Elevations must indicate window sizes, egress requirements, and cladding requirements related to cladding fire resistance ratings and unprotected openings/ratings.
Note:
Confirming the ‘Mutual Access Easement Agreement’ is in place between property owners (i.e. if fire department vehicles are required to travel onto an adjacent property to reach the principal entrance). This only applies to a multi-building site.
Code references:
- NBC (AE) 3.2.5 Provisions for Firefighting
- NBC (AE) 9.9.4.4. Openings Near Unenclosed Exterior Exit Stairs and Ramps
- NBC (AE) 9.10.14. Spatial Separation Between Buildings
- NBC (AE) 9.10.15. Spatial Separation Between Houses
- NBC (AE) 9.10.20. Firefighting
Additional information
You may find the following technical documents helpful when preparing your application:
- Building Permit Complete Application
- B23 – Factory-built stacked townhouses and multi-family modular homes (Coming soon)
- CSA A277 certification
- Standing posted variance 003 - construction of exposed building face
- Commercial Partial Building Permit Requirements for New Buildings and Additions
- To review other related building advisories, bulletins and variances visit Calgary.ca/buildingadvisories
Tips for submitting a complete application:
- Building Permit Process Guideline and Common Questions
- Digital permit application criteria
- New to the application process
- Check calgary.ca/avpa to determine if your project is within the Airport Vicinity Protection Area (AVPA). If it is in the AVPA it might be subject to some restrictions.
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