Free Lot Check
What can you build on your lot?
Send us an address. Within two business days you get a one-page Lot Check: the zoning, what can be built, the approvals you’d need, a budget range and a timeline. Then, if you like, we walk the lot together.
How it works
Three steps to a clear answer.
No drawings, no fees, no commitment. Just the facts about your lot, from the builder who would build on it.
Send an address
Use the form below. A survey or listing sheet helps, but isn’t required.
Get your Lot Check
Within two business days: zoning, what fits (size, height, units), likely approvals, a budget range and a timeline.
Walk the lot with Sami
If the project makes sense, Sami meets you on site to go through options, process and budget.
Decide in your own time
Move into design when you’re ready, or keep the report. Either way it’s yours.
What’s in it
One sheet, everything that matters.
Each Lot Check is laid out like a sheet from a drawing set, so you can share it with your family, your lender or your architect.
- Your zone code, your ward and the by-law that governs it
- How many units the lot allows, including Toronto’s sixplex wards
- Setbacks, height, storeys, lot coverage, floor space index and parking
- A site diagram with the largest footprint and floor area that fit
- The soft landscaping you must keep and the paving you can add
- Your plans checked against the rules, and the approvals you’d need
- A budget range from Oaksmith’s own cost model and a timeline to keys
- What to check first: trees, ravines, heritage and services
- Zone
- RD (f15.0; a550), likely
- Units allowed
- 4 as-of-right (Ward 3)
- Approval path
- Building permit
- Budget range
- $1.69M to $2.7M
- Start to keys
- 14 to 20 months
- Lot
- 50 × 120 ft
- Buildable
- 12.2 × 17.0 m
- Footprint
- About 2,240 sq ft
- Floor area
- About 4,480 sq ft
- Soft landscaping
- At least 1,950 sq ft
Sample for a 50 × 120 ft lot in Etobicoke. Your Lot Check covers your lot and your plans.
Request
Two minutes now, a clear answer in two days.
Tell us where the lot is and what you have in mind. Sami reads every request himself.
- Free and no obligation
- Reviewed by Sami personally
- Your details stay with Oaksmith
416-505-2444sami@oaksmith.ca
Your request is ready to send
Online submissions aren’t connected yet. Copy your request and email it to sami@oaksmith.ca.
Thank you. Your request is with Sami.
He’ll reply personally, usually within one business day.
Where we check lots
Eleven cities, current rules.
Zoning across the GTA changed fast in 2025 and 2026. Your Lot Check uses the rules in force the day we write it.
- Toronto
- Mississauga
- Oakville
- Milton
- Halton Hills
- Brampton
- Caledon
- Vaughan
- King
- Richmond Hill
- Markham
As of November 2026: Toronto allows up to four units on any residential lot and up to six in some wards; Mississauga, Milton, Richmond Hill and Caledon allow four; Oakville, Brampton, Vaughan, Markham, Halton Hills and King allow three. Height, setbacks and coverage still decide what fits.
When you build with Oaksmith, you have my number from day one. I review every drawing, I walk your site every week, and I hand you the keys myself.
Questions
About the Lot Check.
Is the Lot Check really free?
Yes. There’s no cost and no obligation. It’s how you find out what your lot allows, and how we find out whether we’re the right builder for your project.
What do I need to send?
Just the address. A survey, the MLS listing or a few photos help us be more precise, and so does a line about what you have in mind.
How accurate is it?
It’s a preliminary review of the public zoning rules, prepared for your lot and checked by Sami. It isn’t a zoning certificate or a quote. Before design starts we confirm the exact zone, any site-specific exceptions and overlays, and we price your design line by line.
Can you check a lot I’m thinking of buying?
Yes, and it’s the best time to do it. Send the listing and we’ll tell you what fits before you make an offer.
Which cities do you cover?
We build across the GTA: Toronto, Mississauga, Oakville, Milton, Halton Hills, Brampton, Caledon, Vaughan, King, Richmond Hill and Markham. If your lot is somewhere else, ask. We’ll tell you honestly whether we can help.
What happens after I get it?
If the project makes sense, Sami offers to walk the lot with you. From there you can move into design, or keep the report and decide later.