Minor variance and consent applications

Check which application you need

• If you wish to use, alter or develop your property in a way that does not conform with the Zoning By-law, you must apply for a site-specific amendment to the by-law. You can do this through either a Zoning By-law Amendment application (commonly called a rezoning) or a minor variance application.
• Rezonings are used for major revisions to the Zoning By-law such as land use changes or significant increases in permitted building heights and development densities.
• Minor variances are used for issues such as small changes to building setback or parking requirements.
• If you are uncertain whether your development proposal involves a rezoning or a minor variance, contact staff at your local Customer Service counter.
• Divide land (sever) into new lots
• Add land to an abutting lot (lot additions, lot adjustments, lot extensions, corrections to deeds or property descriptions)
• Establish easements or rights-of-way
• Lease land or register a mortgage in excess of 21 years
• City Council has delegated the approval authority for creation of new lots to the Committee of Adjustment. Approval authority for all other types of consents has been delegated to the Deputy Secretary-Treasurers of the committee.

Get a zoning review

• It is strongly recommended that you obtain a zoning review to identify all the variances to the Zoning By-law required by your proposal.
• For more information on how to apply for a zoning review (Zoning Applicable Law Certificate), please visit the Toronto Building webpage.
• A zoning expert will review your proposal and list accurately how your proposal does not comply with the Zoning By-law. Errors in listing the minor variances will result in costly delays for you.

Complete the forms4Download the set6 forms

During the transition period, existing application forms will continue to be accepted until October 31, 2026. After this date, applications submitted using the previous forms will not be accepted.

• Form A – Application FormBoth forms are required and must be submitted as part of a complete application.Form
• Form B – Schedule to the Application FormForm
• Committee of Adjustment Application ChecklistRefer to the Committee of Adjustment Application Checklist for complete details and requirements.Checklist
• Tree Declaration FormForm

Tree related submission requirements0 of 2

All minor variance and consent applications must include the following tree-related materials to be accepted:

• Submission Requirements2

You need an account to see these 2 items.It’s free. Use Sign in at the top of the page to create one, then tick the items off on any device and print them as a checklist.

Check which trees are by-law protected

• On City property, all trees are protected, regardless of size.
• On private property, trees with a diameter at breast height 30 centimetres (≈ 11¾ in) or more are protected.
• On private property covered by the ravine by-law, all trees are protected, regardless of size.
• If unsure whether a tree is a by-law protected tree, a photo of the tree should still be submitted.
• Each tree photo should show an unobstructed view of the tree from the ground to the tree top, where possible.
• Photos must be submitted in PDF format.
• Photo submissions should not include any people.
• If unable to provide a photo of a tree on a neighbouring property, indicate why and the application can still be accepted. Applicants should not enter private property without consent of the property owner.
• An arborist report may be required for certain applications. Please contact Urban Forestry staff for more information.

Submit your application

• All Minor Variance and Consent applications are only accepted in digital format (PDF) by email to bldapplications@toronto.ca. Please include the property address in the subject line.
• A complete submission will expedite the evaluation and scheduling of your application.

Pay the fee

Fees effective January 1, 2026.

• Additions and alterations to existing dwellings with three units or less: $2,228.98
• Residential dwellings with three units or less: $5,011.08
• All other residential, commercial, industrial or institutional uses: $6,485.59
• After the Fact variances: double the regular fee
• Base fee for severing one lot into two or establishing a new easement: $8,080.65
• Fee for each additional lot created: $6,561.48
• Fee to sever multiple lot additions for the creation of one or more new lots (per existing lot): $4,040.33
• Validation of Title, Technical Severance, Leases, Mortgage Discharge, Lot Additions, Re-Establishing Easements: $2,275.91
• If a file is closed by Committee of Adjustment staff due to the determination that the application is incomplete, all but $100 per application may be returned to the applicant.
• Requests for refunds for withdrawn Committee of Adjustment applications must be made in writing to the Deputy Secretary-Treasurer of the Committee of Adjustment.
• The withdrawal of consent and minor variance applications prior to internal circulation, in which case 80% of the application fee may be refunded
• The withdrawal of consent and minor variance applications after internal circulation but prior to the Notice of Hearing being mailed, in which case 50% of an application fee may be refunded
• There shall be no refund for withdrawal of an application once a Notice of Hearing has been mailed.

Post the public notice sign

You will be provided with a public notice sign:

• Provided with a public notice sign, which must be posted in a prominent location on the property and visible from the street for 10 days prior to the hearing.
• It must be posted in a prominent location on the property and visible from the street for 14 days prior to the hearing (or when the Notice of Receipt of Application is mailed for a delegated consent).
• Note: if the sign is not posted in a location that is visible from the street for the prescribed time, your application may be deferred until such time as proper notice of the hearing has been posted.