What severing means.
Severing, or “consent”, splits one property into two or more lots that can be sold or built on separately. In Mississauga, the Committee of Adjustment decides consent applications under the Planning Act, usually together with any minor variances the new lots need.
Does your lot qualify?
- Size. Each new lot should meet, or come close to, the zone’s minimum frontage and area. Wide lots in older neighbourhoods such as Port Credit, Lakeview, Mineola and Clarkson are the usual candidates.
- Neighbourhood fit. The committee weighs whether the new lots fit the pattern of the street and the official plan.
- Services. Each lot needs its own water and sewer connections and workable drainage.
- The existing house. It has to meet setbacks to the new lot line, or come down.
- Trees and creeks. Protected trees and conservation authority areas can limit where homes go.
The steps, in order.
- Zoning check. The City recommends a preliminary zoning review before you apply.
- Survey. An Ontario Land Surveyor prepares the sketch, and later the reference plan.
- Talk to staff and neighbours. The City suggests reviewing the proposal with planning staff, and with neighbours, before applying.
- Apply. The consent application goes to the Committee of Adjustment, with any minor variances for the new lots.
- Notice. Owners within 60 m are notified, and City departments and agencies comment.
- Hearing and decision. The committee approves, refuses or approves with conditions.
- Appeal period. 20 days. Since 2022 only the applicant, the City, public bodies and a few specified persons can appeal to the Ontario Land Tribunal.
- Conditions. Often a final reference plan, cash in lieu of parkland, servicing and demolition. They must be met within two years of the decision.
- Certificate and registration. The City issues the certificate of consent and your lawyer registers the new lots.
- Building permits. For the new homes.
How long it takes.
| Stage | Typical time |
|---|---|
| Zoning review, survey and preparation | 1 to 2 months |
| Application to decision | 3 to 5 months |
| Appeal period | 20 days |
| Conditions and registration | 2 to 6 months |
| Total | About 6 to 12 months |
Design and permit drawings for the new homes can run in parallel once the decision is in.
What it costs.
- City application fees, several thousand dollars per application. Check the Committee of Adjustment’s current fee schedule.
- Surveyor, for the sketch and the reference plan, typically several thousand dollars.
- Planner and lawyer, for the application, the hearing and registration.
- Conditions, often including cash in lieu of parkland and new service connections.
- Development charges on the new home, paid at building permit. Mississauga has changed its charges recently, so confirm the current rates.
When it’s worth it.
A severance makes sense when a new lot is worth clearly more than the cost and time to create it. Run the alternative too: Mississauga allows up to four units on a lot as-of-right, so a fourplex, or a home with two suites, can sometimes deliver more value with no severance at all. We compare both in the Lot Check.
General information, current to November 4, 2026. Rules and programs change; check the details for your property before you rely on them.