How long does Toronto take to approve a lot severance for an ADU?

Lot severance approval in Toronto typically takes 6 to 18 months from application to final approval, and that's assuming a relatively straightforward case without appeals or significant objections.

It's worth clarifying upfront: for most ADUs (laneway suites, garden suites, basement apartments), you don't actually need a lot severance. Severance becomes relevant when you want to split a property into two separately titled lots — for example, creating an independently sellable parcel for your new garden suite. If you're simply building an ADU to rent out while keeping it on the same title as your main home, you can skip the severance process entirely and go straight to building permits.

If severance is what you need, here's how the timeline breaks down.

The application goes to the Committee of Adjustment under the Consent process. After submitting your complete application (with site plan, survey, and supporting documents), the Committee typically schedules a hearing within 60 to 90 days. The decision itself comes shortly after the hearing, but there's then a mandatory 20-day appeal period before the consent becomes provisional. If no one appeals — neighbours, the City, or other parties — you move into the fulfillment stage.

Fulfilling the conditions of consent (things like grading plans, easements, payment of development charges, and updated surveys) generally takes another 3 to 6 months, depending on how quickly you can satisfy each condition. Only after all conditions are met does the City issue the final Certificate of Consent, which your lawyer then registers on title.

Development charges are a significant cost factor to plan for. Toronto's development charges for new residential units have increased substantially — for a secondary suite or new lot, you could be looking at $30,000 to $80,000+ depending on unit size and current City rates. These are paid during the fulfillment stage and can catch homeowners off guard.

If your application requires a minor variance in addition to consent (which is common on smaller urban lots), both applications can sometimes be heard together, but this adds complexity and can extend timelines. If the Committee refuses your application or a neighbour appeals, the matter goes to the Ontario Land Tribunal (OLT), which can add another 6 to 18 months on top of everything else.

What you should do first is consult with a land use planner or real estate lawyer familiar with Toronto zoning before filing anything. They'll assess whether severance is actually necessary for your goals, whether your lot meets the minimum frontage and area requirements under the Toronto Municipal Code, and whether any zoning bylaw amendments are needed. Many homeowners discover that a well-structured ADU on a single title achieves their financial goals without the cost and delay of severance.

You can reach the City of Toronto's Committee of Adjustment at toronto.ca/planning or call 416-392-7565 for pre-application consultation. Browse experienced planners and design-build contractors familiar with Toronto ADU projects in the Toronto Construction Network directory — having the right team from day one is the single biggest factor in keeping your timeline on track.