Splitting Your Property in Toronto: A Guide for Lot 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. 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 Lot 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, and 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 memo explaining how each lot meets zoning requirements: frontage, area, and coverage).

  
  

3. Fulfilling Conditions & Early Permits

What to Expect:

• A checklist of conditions you must satisfy before receiving the Consent certificate. This often includes “Site Plan Control,” minor variances, and a tree permit.

• You can already start drafting drawings to meet those conditions.

  
  

What You’ll Need:

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

• A tree-protection plan, especially 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, and planner/designer should be your first hires.

2. Parallel Path: Have your permit drawings ready while waiting on your Consent, allowing for immediate filing.

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

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

5. Stay Responsive: Quickly respond to reviewer comments from the City or engineers. This often makes the biggest difference in your overall schedule.

   
   

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

Lot severance is not just a technical process; it's also an opportunity for creativity and improvement in your property. It's essential to stay organized, informed, and proactive.

If you’re ready to explore this exciting journey, consider enlisting the help of professionals who can navigate the process smoothly. You can tap into the expertise of surveyors and planners to achieve your goals efficiently. When working towards severance, remember to research local guidelines and ensure compliance with municipal regulations.

This proactive approach can help minimize delays and unexpected expenses. Whether you envision a stunning new home or an investment opportunity, the land severance process can set the stage for your dreams. Each stage builds on the previous one, making meticulous preparation vital.

Are you excited about starting your project? The right planning and understanding will lead you to success in your land severance journey. If you need any assistance, please reach out. We look forward to helping you achieve your vision. Join us and navigate the landscape of land severance seamlessly.