Committee of Adjustment: Toronto Zoning Variances Explained
Your project doesn't meet zoning rules? You may need a minor variance. Here's how the Committee of Adjustment works.
Important Timeline Warning
Committee of Adjustment adds 2-4 months to your project timeline. If you need a variance, plan for it early. You cannot get a building permit until your variance is approved.
What is Committee of Adjustment?
The Committee of Adjustment (CoA) is a quasi-judicial tribunal that grants relief from Toronto's zoning bylaws. They hear applications for:
Minor Variances
Small deviations from zoning rules (e.g., building 0.5m closer to the property line than allowed).
Consent Applications
Permission to sever land, create rights-of-way, or validate previous conveyances.
When Do You Need a Variance?
You need a variance when your project doesn't comply with zoning bylaws. Common examples:
- •Setbacks: Building closer to property lines than allowed
- •Height: Exceeding maximum building height
- •Lot Coverage: Building footprint exceeds allowed percentage
- •Parking: Fewer parking spaces than required
- •FSI: Floor Space Index (density) exceeds limit
How to check: Request a Zoning Certificate from Toronto Building. It will identify any non-compliance.
The Application Process
Submit Application
Apply through the City of Toronto CoA portal. Include site plans, drawings, and a planning rationale.
Circulation Period (30 days)
City circulates to relevant departments and notifies neighbors within 60m of your property.
Public Hearing
Attend a hearing (usually 6-8 weeks after application). Present your case. Neighbors may support or oppose.
Decision
Committee votes to approve, approve with conditions, or refuse. Decision issued immediately.
Appeal Period (20 days)
Anyone can appeal to the Ontario Land Tribunal (OLT). If no appeal, decision is final.
Total timeline: 2-4 months minimum. If appealed to OLT, add 6-18 months.
Fees and Costs
| Fee Type | Amount (2026) |
|---|---|
Minor Variance (Additions/Alterations) Existing residential (3 units or less) | $2,228.98 |
Minor Variance (New Construction) New residential (3 units or less) | $5,011.08 |
Minor Variance (Other) Commercial, Industrial, & larger residential | $6,485.59 |
| Consent Application (Severance) | $8,080.65 |
| Surcharge for "After the Fact" Variance | Double Fee |
Tips for Approval
1. Talk to your neighbors first
Neighbor opposition is the #1 reason for refusal. Explain your project before the hearing. Address their concerns.
2. Keep variances "minor"
The four tests: Is it minor? Is it desirable for appropriate development? Does it maintain zoning intent? Does it maintain Official Plan intent?
3. Consider a planning consultant
For complex applications, a planner can prepare a strong rationale and present at the hearing.
4. Research similar approvals
Look up past CoA decisions in your area. Similar approved variances strengthen your case.
Research Past Approvals
See what permits have been approved in your area.