Understanding Lot Severance in Toronto: What You Need to Know

Lot severance—also known as land severance or consent—is the legal process of dividing a parcel of land into two or more separate properties. In booming Toronto neighbourhoods, it’s a smart way to unlock value, maximize infill development, and diversify investment opportunities. But it’s complex—and success comes with strategy, expertise, and foresight.

1. What Is Lot Severance?

A lot severance refers to converting a single property into separate legal lots. It could be splitting one residential lot into two homes or reconfiguring a property to support secondary units like laneway homes or garages. In Ontario, this requires permission from the municipality—in Toronto, that means Committee of Adjustment approval or a Part Lot Control exemption through Council.

2. Who Oversees the Process?

  • Committee of Adjustment (COA): Handles most severance and minor variance applications.
  • City Council (via a Part Lot Control exemption): Used for developments within registered plans, such as townhouses.
    The choice depends on location, complexity, and existing bylaws.

3. Key Steps in the Severance Journey

  1. Pre-Consultation
    Meet with city planning staff to explore feasibility—lot standards, zoning, services.
  2. Engage a Surveyor
    Obtain a legal survey to outline exact lot boundaries and prepare application sketches.
  3. Submit Your Application
    Include forms, survey, site sketches, servicing info, tree inventory—and the required fees.
  4. Public Notice & Community Feedback
    Neighbours within 60 m receive notices, and a COA hearing will follow.
  5. Committee Review & Conditions
    COA evaluates fit with official plans, zoning, servicing, flooding risk, and heritage considerations.
  6. Decision & Conditions
    Approval often comes with requirements—like grading plans, utility extensions, parkland cash-in-lieu, and completing conditions within 12 months.
  7. Final Steps
    Fulfill all conditions, file documentation, and receive the Certificate of Consent—or Part Lot Control exemption.

4. What It Costs

  • City application fee starts around $7,700 for the first lot—each additional lot adds about $6,200.
  • Surveying & professional fees often run $5,000–$10,000 for legal, surveying, engineering, and planning consultants.
  • Servicing costs (utility extensions, roadworks) typically range from $30,000–$50,000 per lot.
  • Special reports or minor variances may add several thousand more.
    Overall, expect total costs between $50,000 and $100,000+, varying with site specifics.

5. Timing

  • Pre-consultation & prep: 1–2 months
  • Application & public notice: 4–6 weeks
  • COA hearing to decision: Typically 8–12 weeks
  • Meet conditions & finalize: Up to one year
    Realistically, the full process spans 6 to 18 months, depending on complexity and compliance.

6. When It Makes Sense

  • Oversized lots in established areas: Ideal for splitting into new builds.
  • Equity-based redevelopment: Sever one lot to finance building on the retained lot.
  • Multipurpose builds: Create separate legal lots for garden suites, laneway homes, or short-term rentals.
  • Investors: Acquire property, sever into two, develop and either hold or flip one or both lots.

7. Top Advantages

  • Maximizes lot value and development potential
  • Helps diversify Toronto’s housing stock
  • Supports multi-unit or infill development projects
  • Creates opportunities to recoup costs via sale or future builds

8. Essential Tips for a Smooth Severance

  • Start with a pre-application meeting—get clarity on requirements up front.
  • Use experienced professionals (surveyors, planners, engineers).
  • Budget a 10–15% contingency for unexpected costs or timing delays.
  • Monitor zoning and lot-width precedents in your neighbourhood.
  • Be ready to attend public meetings and support your proposal.

Final Word

Lot severance in Toronto is a powerful tool—but it’s intricate. With the right team and mindset, you can turn one property into multiple legal lots, unlocking development possibilities and investment value. At Xavieras Custom Homes, we guide homeowners through the entire process—from consultation to Council—delivering seamless outcomes tailored to Toronto’s dynamic urban landscape.

Skip The Dishes Referral Code

LawyersLookup.ca