BuildRules / Planning and zoning
2026 GTA Minor Variance Fees and Rules: 8-City Comparison
Official 2026 Committee of Adjustment fee categories for eight GTA municipalities, with special ARU and after-the-fact tiers, hearing rules and sources.
Sources reviewed October 14, 2026View references
A Committee of Adjustment application is not a building permit. It asks a municipality for relief from a zoning rule when a proposed project cannot comply as designed. The fee depends heavily on the category of variance. A change to a deck or driveway is not automatically priced like a new house, and an additional residential unit can have a dedicated category.
In 2026, Hamilton publishes a $745 routine minor variance rate for qualifying projects, including certain decks and secondary dwelling units, compared with $4,135 for a standard application. Brampton charges $12,212 for specified below-grade entrances, driveway or parking changes and ARU variances. Those numbers come from different fee classifications and should never be described as a 16-fold price difference for the same work. Hamilton fees (opens in a new tab) · Brampton fees (opens in a new tab).
The municipality-by-municipality table below links every finding to the actual fee schedule. If a 2026 category was not independently confirmed, BuildRules labels it for further review rather than publishing an invented number.
Conditions that can change the answer
- The applicable fee depends on the municipality, the proposed work and the specific variance category.
- An after-the-fact application, recirculation or additional review may incur separate fees.
- A Committee of Adjustment decision does not replace any required building permit.
What to do next
- Check your property zoning and identify the precise requirement your project cannot meet.
- Confirm the fee category and current intake requirements with the municipality before paying.
- Prepare the required drawings and application material and check hearing and appeal stages.
Committee of Adjustment / Planning Act
Compare the fee category before submitting your minor variance.
2026 planning fee categories across eight municipalities, with entries needing further verification clearly identified. Application fees do not predict approval or processing time.
| Municipality | Applicable fee categories | Before proceeding | Verification |
|---|---|---|---|
| BramptonCity of Brampton | $3,056 per standard residential variance (up to $12,212); $12,212 for specified ARU, doors/windows or driveway/parking applications After-the-fact variance under defined enforcement conditions is $12,212. | Applicant-requested recirculation after deferral is 50% of application fee; do not invent a universal $1,723 amount. Timelines depend on intake, public notice, hearing and any appeal. | Brampton 2026 Development Application Fees ↗Schedule A §8Source checked · 2026-10-14 |
| BurlingtonCity of Burlington | $1,145 existing residential and eligible additions under 75 m²; $6,865 new homes, additions of 75 m² or more and additional units Additional recirculation or applicant-requested deferral charges may apply. | Classification matters for an ARU: do not apply the inexpensive deck tier. Published fee schedule does not establish average decision time. | Burlington 2026 fees by-law 092-2025 ↗Committee of AdjustmentSource checked · 2026-10-14 |
| HamiltonCity of Hamilton | Routine: $745 for qualifying decks, sheds and secondary dwelling units; standard minor variance: $4,135 After-the-fact: $5,160; recirculation $340. | Not every second-unit variance qualifies for routine treatment. Actual hearing and appeals cannot be inferred from the fee schedule. | Hamilton 2026 Planning Division Fees ↗Minor variance categorySource checked · 2026-10-14 |
| MarkhamCity of Markham | 2026 minor variance planning fee under review Do not substitute the Building Permit Fee Schedule for the Planning and Urban Design fee schedule. | Municipal fee not yet independently verified. Check current Committee of Adjustment form and fee schedule. | Markham Committee of Adjustment ↗Latest tariff requires verificationFurther verification required · 2026-10-14 |
| MississaugaCity of Mississauga | $794 for some driveways, decks and accessory structures; $1,361 for qualifying low/medium-density residential Different categories and recirculation charges apply. | A deck or driveway request must meet listed category limits. No measured 2026 average processing time. | Mississauga 2026 Planning Schedule C-3 ↗Minor Variance categoriesSource checked · 2026-10-14 |
| OakvilleTown of Oakville | 2026 standard base fee: $4,303; lower fee may apply for eligible driveways, decks and small structures Separate deferral and circulation charges are published. | Do not call $642 pre-consultation a variance application fee. No verified average timeline; consult Town for current intake requirements. | Oakville 2026 Planning Rates and Fees ↗Committee of AdjustmentSource checked · 2026-10-14 |
| TorontoCity of Toronto | $2,228.98 for qualifying existing-house alterations; $5,011.08 for qualifying new homes with <=3 units After-the-fact applications are charged double the regular fee. | Fee class depends on nature of project, not only location. Planning Act hearing and appeal steps are distinct from the actual end-to-end municipal timeline. | Toronto 2026 Committee of Adjustment fees ↗Minor Variance 2026Source checked · 2026-10-14 |
| VaughanCity of Vaughan | Type 1: $1,886; Type 2: $2,441; major development: $6,766 After-the-fact fee is double applicable application charge. | Type 1 may cover eligible ARU and other specified minor proposals; category must be confirmed. No confirmed median issuance timeline. | Vaughan 2026 Committee of Adjustment fees ↗Application fee categoriesSource checked · 2026-10-14 |
Source checked means the selected fee category or subsidy guidance was reviewed, not that your property is eligible. The City or Region makes the final determination. A missing amount is never a zero-dollar fee. Our research method.
Confirm the applicable fee category before submitting your application or signing a contractor agreement.
Six findings worth checking before you pay
- $2,228.98: Toronto's 2026 category for an addition or alteration to certain existing dwellings with three units or fewer. For qualifying new residential dwellings the published tier is $5,011.08. Toronto's forms and fees (opens in a new tab).
- $794 to $1,361: Mississauga publishes lower fees for qualifying driveways, decks and accessory structures and a different rate for certain other residential applications. Confirm the proposed work against Schedule C-3. Mississauga Planning Schedule C-3 (opens in a new tab).
- $3,056 or $12,212: Brampton's $3,056 fee is per standard residential variance, to a $12,212 maximum, while specified driveway, door/window, parking and ARU categories can cost $12,212 per application. Brampton Schedule A §8 (opens in a new tab).
- $1,886 and $2,441: Vaughan's published Type 1 and Type 2 minor development categories. An after-the-fact variance may be billed at double the applicable fee. Vaughan Committee of Adjustment (opens in a new tab).
- $1,145 and $6,865: Burlington has different 2026 rates for certain existing-house alterations versus new homes, additions of at least 75 m² and additional units. Burlington's 2026 fee by-law (opens in a new tab).
- $4,303: Oakville's standard Committee of Adjustment minor variance application base rate; an eligible driveway, deck or small accessory structure may be eligible for another published category. Oakville 2026 Planning & Development fees (opens in a new tab).
What the Planning Act actually requires
Section 45(1) of Ontario's Planning Act provides four tests for a minor variance: it must be minor in nature, desirable for the appropriate development or use of the land, maintain the general intent and purpose of the zoning by-law, and maintain the general intent and purpose of the official plan. There is no universally safe percentage of variance that guarantees success. Ontario Planning Act (opens in a new tab).
Section 45(4) refers to a hearing within 30 days after receipt of an application by the committee secretary-treasurer. This is not a guarantee of final approval in 30 days. Municipal pre-application processes, completeness review, deferrals and appeals are separate. The appeal deadline is generally linked to the written decision and is not the same as project start-to-finish processing time. Ontario Planning Act, section 45 (opens in a new tab).
The appeal path and who has standing have been amended over time. Avoid relying on older posts suggesting every neighbour can file an appeal. Toronto has the Toronto Local Appeal Body for certain matters, while other cities can use the Ontario Land Tribunal. Check the current Act and notice issued for your application.
How to avoid the wrong fee category
Start with an accurate sketch or survey. Ask your municipality which specific zoning provision is not met. Then have a qualified designer or planner check whether changing the dimensions of the project could make it compliant without a variance. Paying a planning fee does not guarantee approval.
Do not build before the authorization is resolved. Toronto can charge double the ordinary minor variance fee on an after-the-fact application. Brampton has a dedicated $12,212 category for certain enforcement-related after-the-fact applications. These are not substitutes for permits or compliance.
Do not treat “more variances” as an automatic refusal. The Committee considers the four statutory tests and relevant evidence in context. Neighbour concerns, drainage, access and compatibility can matter, but there is no universal maximum number of requested variances in the Act.
Which professional should you contact?
For straightforward residential work, begin with a qualified building designer or permit consultant experienced with your city's zoning. For complex applications, contested infill, or a planning rationale, seek a registered professional planner or architect where appropriate. Request examples of similar applications and confirm the professional's credentials independently.
Research method and limitations
Scope: eight GTA-area municipalities and their 2026 application fee categories. The comparisons are not identical-work quotations: categories differ by city and proposal. The table separates regular fees, special categories, after-the-fact penalties and application steps.
Official evidence: municipal committee and planning fee schedules, plus the Ontario Planning Act. A fee marked “further verification required” has not been established to the same standard as the directly sourced rows. The comparison excludes independent engineering, survey, legal and consultant fees.
Last research review: October 14, 2026. Municipality-specific fees may change through by-laws. Recheck the original source before filing. There is no defensible GTA-wide “average 50–90 days” in this dataset, so no such average is published.
Before you apply
Use BuildRules' address-based property check to identify the jurisdiction and existing guidance. Then ask the municipal planning department to confirm the exact section of the by-law, applicable fee category, pre-application documents, public hearing procedure and appeal rules.
A little more clarity
Questions & answers
How much is a Toronto minor variance application in 2026?
Toronto lists $2,228.98 for certain additions and alterations to existing residential dwellings of up to three units, and $5,011.08 for a new qualifying residential dwelling. After-the-fact categories can be double. Check the City schedule for your application classification.
Why does Brampton charge $12,212 for some minor variances?
The $12,212 tier covers specified categories such as some below-grade doors or windows, driveway or parking requests and ARU-related zoning sections, plus defined after-the-fact circumstances. Standard residential variances may be charged $3,056 per variance subject to a cap.
Does an Ontario minor variance have to be approved in 30 days?
No. Section 45 discusses when the hearing is to occur after an application is received by the committee secretary-treasurer. It does not guarantee approval or define the end-to-end municipal intake, deferral or appeal timeline.
What is the lowest minor variance fee near Toronto?
Hamilton has a published $745 routine fee for qualifying categories, including specified secondary dwelling units, while Mississauga lists $794 for certain decks, driveways and structures. Those categories are not interchangeable and the relevant property's city controls the fee.
Can neighbours appeal a minor variance in 2026?
Appeal rights depend on the current Planning Act and procedural requirements. Recent provincial changes have limited who can appeal certain minor variance decisions; consult the written decision, current Act and the relevant tribunal before relying on an older online answer.
Should I hire a designer before making a minor variance application?
For work with uncertain zoning compliance, a competent designer or planner can review the property survey, drawings and zoning provisions. Adjusting the design to comply may remove the need for a variance and its municipal application fee.
Follow the evidence
Sources & references
- Ontario Planning Act, section 45 ↗
- Toronto CoA 2026 fees and application guide ↗
- Mississauga Schedule C-3 minor variance fees 2026 ↗
- Brampton 2026 Planning Fees Schedule A ↗
- Vaughan 2026 Committee of Adjustment fee table ↗
- Burlington 2026 by-law fee schedule ↗
- Hamilton 2026 Planning Division fees ↗
- Oakville 2026 Budget Planning Fee Schedule ↗
- Markham Committee of Adjustment (fee tier requires independent confirmation) ↗
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