A Guide to Completing Lot Severances in Toronto
BVM Contracting is a home builder that specializes in new home construction and custom home building in Toronto. Over the years BVM Contracting has seen first hand what it takes to find, sever, and build new homes on existing lots in Toronto. There are many factors that need to be considered, but we have sectioned off the ideas into categories/questions below:
A lot severance is defined as the process of dividing a property (or multiple properties next to one another) into separate and distinct new properties. For example, if you split your 100 ft x 100 ft lot you will get two 50 ft x 100 ft lots that are completely separate entities from each other.
The first question you should be asking yourself is about the neighbourhood you are looking to complete the lot severance. If every property that is on the street in question has the exact or very similarly-sized lots you will have very little chance at severing any lot. The ideal neighbourhood and/or street is one with properties of varying lot frontage widths (a couple of 60 ft wide lots, some 25 ft wide lots, some 50 ft wide lots, etc.) so that you can fulfill the minimum requirement of lot width that the area has set-up.
For example, if you have a 50 ft wide lot and you live beside a lot that is 25 ft, you will likely be able to sever your lot because that 25 ft lot sets the minimum precedence with respect. See below of an example neighbourhood with varying lot sizes.
Another exercise you can try is going into the Toronto Zoning Maps to find out what the minimum lot width is for the ward that your property resides in. This will give you a more definitive outlook on what would be possible for your property. Further than this it is recommended to reach out to a planning consultant to help you determine if there have been any successful variances for severing properties into separate lots under the minimum lot width requirements in your neighbourhood. We can help you get in contact with the right team to do so, just fill out our form below!
Exercise: Find the potentially sever-able property (or properties)
Take a look at the below picture of a neighbourhood with varying-sized lots. Can you figure out which properties are setting the minimum precedence and which one(s) might be eligible?
BVM Contracting has developed a procedure with third-party planning groups to identify if residential properties and lots can be severed in Toronto. Please fill out the form below to determine if your property is eligible to be severed.
BVM Contracting has specialized in lot severance services and can guide you through your journey of completing one. Below is a high level overview of how to complete a lot severance so that you can understand the requirements and potential costs:
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Partner with a Home Builder that can help you evaluate a property of interest, whether that be your primary residence or an investment property.
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Determine if a property of interest is able to be severed. BVM Contracting will be able to refer you to our referral planning consultant to help complete this due diligence step
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Get a fee proposal for the design and disbursements (permits, development costs, etc.). The design is relatively inexpensive in comparison to the development fees, and we would be able to nail these costs down early on in the process. A rough magnitude budget for severing one lot into two lots is around $100 000 (plus or minus, but serves as a good magnitude to work from), inclusive of development fees.
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Once you have a fee proposal and have the property of interest that you want to build on, you can start the process of getting the design started, and also getting some solid numbers together for the construction budget. BVM Contracting is able to create very accurate budgets based on square footage, exterior/interior finishes, and other high level information to create a budget for the project. Once the preliminary design is created we would be able to solidify pricing from beginning to end.
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Once you have the soft (design/development fees) and hard (construction) costs for the build, this is the time to reach out to a financing firm, investors, and mortgage specialist to fund the project. Fortunately, we have a network of all three of these groups of people that would be able to help you afford your project.
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Once you have the financing in place and the permits/development proposal is approved by the City of Toronto you can now build the new homes!
With our design-build approach and network of financing options we can help any home owner sever their lot if it qualifies. If you have equity built up in your home that will make the process even more smooth. We have completed severance projects for home owners where:
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They move into the one property and sell the other to recover the costs from the build and repay financing and investors. You are essentially building a new home for nothing!
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They build the new homes and sell both at a profit
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They get the properties severed, get the development fees paid then sell the lot for land value and development potential.
If you are interested in severing your lot and need a place to start, look no further than contacting BVM Contracting!
About BVM COntracting
BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations (kitchen renovations, bathroom renovations, basement renovations, full interior renovations, home additions, lot severances, and new home construction). Our goal is to help guide our clients through the process of renovating their home, from concept to completion.
Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.
To learn more about our offering by visiting our services page.
