Splitting Your Property in Toronto: A Guide for Land Severance

Thinking about land severance in Toronto? Whether you’re adding value or building a second home, the process can feel like a maze. Don’t worry—we’ve broken it down into friendly steps, and we’ll show you exactly how it played out on a recent two-lot project.

Front elevation render showing the proposal for the two homes to be built on the split property

1. Pre-Application Preparation for Land Severance

What to Expect:

• A brief meeting (in person or virtual) with City Planning staff.

• Early feedback on big-picture issues: lot size, zoning setbacks, tree protection, grading constraints.

What You’ll Need:

• A basic sketch or aerial screenshot showing your existing lot lines.

• A summary of your goal (“split into two standard residential lots”).

• Contact info for your surveyor (if you already have one lined up).

A top-down render with red lot lines showing the existing property split into two new parcels

A top-down render with red lot lines showing the existing property split into two new parcels- from the other side

2. Committee of Adjustment (“Consent”)

What to Expect:

• A formal application package with a $1,700 fee.

• City-circulated notices to neighbours and a public hearing scheduled 6–8 weeks out.

What You’ll Need:

• A reference plan from an Ontario land surveyor.

• A site plan showing proposed lot lines, dimensions, and existing structures.

• A planning rationale (a short bullet-point memo explaining how each new lot meets zoning: frontage, area, coverage).

3. Fulfilling Conditions & Early Permits

What to Expect:

• A checklist of conditions you must satisfy before the Consent certificate is issued (often “Site Plan Control,” minor variances, tree permit).

• Parallel permit work: you can already start drafting drawings to meet those conditions.

What You’ll Need:

• Engineering drawings for grading, drainage, and any retaining walls.

• Tree-protection plan, if any mature trees are on or near the new property lines.

• Minor variance application materials, if one or both new lots fall slightly short on setbacks or lot area.

4. Timeline Overview

• Consent Application: 8–12 weeks (including public notice).

• Site Plan & Grading Permits: 4–8 weeks (often overlapping).

• Building Permits: 6–10 weeks per dwelling, depending on complexity.

5. Pro Tips for a Smoother Process

1. Assemble Your Team Early: Surveyor + civil engineer + planner/designer.

2. Parallel Path: While waiting on your Consent, have permit drawings underway so you can file them immediately.

3. Communicate with Neighbours: A quick heads-up email or flyer can reduce objections at the hearing stage.

4. Bundle Applications: Where possible, combine grading + building permits to save review time and fees.

5. Stay Responsive: Turnaround on reviewer comments—City or engineers—often makes the biggest difference in overall schedule.

By understanding these general steps, deliverables, and timelines, you’ll go into your land severance project with clear expectations and a ready-to-go checklist. If you need help pulling together any of the sketches, drawings, or applications, we’re here to guide you every step of the way!