Blog > The Markham Infill Playbook: Severing a Mature Lot in Unionville or Markham Village
The Markham Infill Playbook: Severing a Mature Lot in Unionville or Markham Village
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How do you sever a lot in Markham
In Markham, splitting one residential lot into two requires a consent from the City’s Committee of Adjustment under the Planning Act. Staff review whether the new lots fit the Official Plan, zoning and the character of the street, and approvals usually come with conditions, such as a development agreement, cash-in-lieu of parkland, tree protection and confirmation that both lots meet zoning. Conditions generally must be met within two years. Private trees of 20 cm or more in diameter need a permit to remove, and lots near valleys may need conservation authority approval. Compare the net value of two lots, after costs and time, with selling the home as it is.
Is Your Lot a Candidate?
Older Markham neighbourhoods have some of the widest lots in the city. A lot may be worth exploring for a severance if:
- It is wide enough that both new lots would meet the zoning by-law’s minimum frontage and area.
- Similar severances have been approved nearby.
- Municipal services are available at the street.
- There are no major constraints, such as valley lands, a heritage designation or large protected trees in the way.
Michael John Lau, a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, helps owners of mature lots compare a severance with an as-is sale, using recent sales of both lots and homes nearby.
How the Consent Process Works
- Pre-consultation with City planning staff to understand policies and likely concerns.
- Application to the Committee of Adjustment, with a survey and sketch showing the proposed lots.
- Circulation to City departments and agencies, and notice to neighbours.
- Hearing before the Committee, where neighbours can comment.
- Decision, usually with conditions, followed by an appeal period.
- Clearing conditions and registering the new lot.
Committees look at Planning Act criteria such as fit with the Official Plan, the shape and size of the lots, and the effect on neighbours. Variances to zoning standards may also be needed.
A Real Markham Example
A 2022 City staff report for 16 Riverview Avenue shows how it works. The owner asked to divide a lot into two of about 733 and 737 square metres, each with roughly 24 metres of frontage. Staff had no objections and recommended approval, with conditions including:
- A development agreement covering tree assessment, protection and replacement, and cash-in-lieu of parkland.
- An appraisal report for the new lot.
- Confirmation from an Ontario Land Surveyor that both lots meet zoning.
- Demolition of part or all of the existing house and shed if needed to meet zoning.
- Separate plumbing and service connections for each lot.
The same report notes earlier approvals had lapsed because conditions were not met in time, which is a reminder to budget for the full process.
Own a wide lot in Unionville or Markham Village? Call Michael John Lau, REALTOR®, at (416) 700-0286 to compare an as-is sale with the value of two lots.
Trees, Valleys and Heritage
- Trees: Markham requires a permit to injure or remove a private tree with a trunk diameter of 20 cm or more at 1.37 metres above ground. Replacement planting or cash-in-lieu may be required, and development projects may need a Tree Assessment and Preservation Plan by a qualified tree expert.
- Valleys and watercourses: lots near the Rouge River or its tributaries may be regulated by the Toronto and Region Conservation Authority, which can limit where new homes go.
- Heritage: parts of Unionville and Markham Village are heritage conservation districts, where new homes and demolition need heritage review.
Doing the Math
A severance only makes sense if the result is worth more than the home as it is, after costs and time. A simple framework:
| Item | What to estimate |
|---|---|
| Value of the property today, as is | Recent sales of similar homes on similar lots |
| Value of the severed lot | Recent vacant or teardown lot sales nearby |
| Value of the retained lot, with or without the house | Depends on whether the house stays |
| Costs | Planning, survey, legal, parkland cash-in-lieu, tree work, servicing, possible demolition |
| Time | Often a year or more, with carrying costs and market risk |
Net gain is the value of the two lots minus all costs, compared with the as-is value. A planner and a lawyer can estimate costs, and recent lot sales will show whether the numbers work.
Alternatives to a Severance
Ontario now allows up to three residential units on most serviced residential lots, for example a main home plus a basement apartment and a garden suite, subject to zoning and the building code. For some owners, that creates income without splitting the lot. See whether you can build a garden suite on your Markham property. Others sell to a builder with the severance potential reflected in the price.
Next Steps for Owners
- Check your zoning and lot dimensions.
- Look up nearby Committee of Adjustment decisions.
- Book a pre-consultation with City staff.
- Get advice from a land use planner and a real estate lawyer.
- Compare the severance path with an as-is sale before you spend on applications.
Ultimately, the decision is yours. The goal is to make sure you have all the information.
Next Steps
- Request a free home evaluation: know the as-is value first.
- Garden suites in Markham: rules, costs and steps.
- Selling your Markham home: including sales to builders.
Frequently Asked Questions
Who approves a lot severance in Markham?
The City of Markham’s Committee of Adjustment decides consent applications under the Planning Act, after review by City staff and agencies.
How long do I have to meet severance conditions?
Consent conditions generally must be fulfilled within two years of the decision. If they are not, the approval can lapse.
Do I need a permit to remove trees for a severance?
A permit is required to injure or remove a private tree with a trunk diameter of 20 cm or more at 1.37 metres. Development may also need a tree preservation plan.
What is cash-in-lieu of parkland?
It is a payment to the City instead of land for parks, often required as a condition when a new lot is created.
Can I build a second home on my lot without severing it?
Ontario allows up to three units on most serviced residential lots, such as a main home, a basement apartment and a garden suite, subject to zoning and the building code.
Is severing my lot worth it?
Only if the value of the two lots, minus all costs and carrying time, beats the as-is value of the property. Compare recent lot and home sales nearby.
Work With Michael John Lau in Markham
Michael John Lau helps owners of mature Markham lots compare their options with real sales data, from selling as is to selling to a builder or exploring a severance. He works alongside planners and lawyers so each option is costed properly. The goal is the path that gives you the best result for your time and risk.
📞 Contact Michael John Lau, REALTOR®
🌐 www.callmikelau.com
Wondering what your lot is really worth?
Michael John Lau can compare an as-is sale with severance potential using recent Markham sales.
Michael John Lau, REALTOR® · Markham, Ontario · (416) 700-0286
Disclaimer. Michael John Lau is a licensed REALTOR® serving buyers and sellers in Markham, Ontario and the Greater Toronto Area. Process details are from a City of Markham Committee of Adjustment staff report (B/004/22, April 22, 2022) and the City’s tree permit page, as available on October 13, 2026. Planning rules change; confirm current requirements with the City and a land use planner. Michael John Lau is not a lawyer, accountant, tax advisor or mortgage professional. This article is general information, not legal, tax or financial advice. Speak with a qualified professional about your own situation.