If your Toronto project needs a little more height, a little less setback, or a bit more lot coverage than the zoning bylaw allows, you'll meet the Committee of Adjustment. It's the City body that grants minor variances — and for additions and custom homes, it's often the single biggest variable in the timeline. Here's how it works in 2026 and how to get through it cleanly.
When you need a minor variance
You need to apply when your design exceeds what the zoning bylaw permits as-of-right — most commonly:
- Height (a second-storey addition that's taller than the limit)
- Setbacks (building closer to a side or rear lot line)
- Lot coverage (the building footprint covers more of the lot than allowed)
- Angular planes near neighbouring properties
If your project fits the bylaw exactly, it's as-of-right and skips the Committee entirely — you go straight to a building permit. That's always the goal when it's achievable.
Cost and timeline (2026)
| Item | 2026 figure |
|---|---|
| Minor variance — additions/alterations (≤3-unit dwelling) | $2,228.98 |
| Minor variance — residential (≤3 units, other) | $5,011.08 |
| After-the-fact variance | Double the fee |
| Typical time added to the project | 2–4 months |
Plan for the Committee of Adjustment to add roughly three to four months before you can even apply for a building permit — you cannot get a permit until the variance is approved. And the application fee is only part of the cost: budget also for the survey, architectural drawings, a planning rationale, and engineering or an arborist report where required.
How the process works
- Confirm you need it. Your designer checks the design against the zoning bylaw. Minimize the number and size of variances requested — the fewer and smaller, the better your odds.
- Assemble the application. Survey, drawings, and a planning rationale that explains why the variance meets the four statutory tests (minor, desirable, and consistent with the intent of the Official Plan and bylaw).
- Circulation & notice. The City circulates the application and notifies neighbours.
- The hearing. A short public hearing where you (or your representative) present, and neighbours can speak.
- Decision. Approved, approved with conditions, or refused. There's an appeal route if refused, but it adds significant time.
How to give yourself the best chance
- Ask for as little as possible. A design that needs one modest variance is far more likely to sail through than one asking for several large ones.
- Get neighbours onside early. Objections are the most common reason a "minor" variance gets messy. A quick conversation before the hearing goes a long way.
- Bring a strong planning rationale. The Committee is applying legal tests, not taste. A clear rationale that addresses the four tests matters more than how nice the design looks.
- Work with a builder who's done it. The approvals stage is where projects stall. Experience with the local Committee is worth its weight.
FAQ
How long does the Committee of Adjustment take in Toronto? Plan for 2–4 months, with approval typically landing around three to four months from application — before permit review even begins.
How much does a minor variance cost? About $2,229 for additions/alterations to a dwelling of three units or fewer, and $5,011 for other residential applications in 2026 — plus survey, drawings, and planning-rationale costs.
Can I get a building permit before the variance is approved? No. The variance must be approved first, which is why it's critical to start it early.
What if my application is refused? You can appeal, but it adds substantial time. The better strategy is a tight application that asks for as little as possible up front.
Planning an addition or custom build that might need a variance? We manage the Committee of Adjustment as part of the project. See our design-build service or read the building permits in Toronto guide.