Renovation Roadblocks: What Can Stop a Reno in Toronto
A comprehensive list of restrictions that can limit or block renovations, additions, or new builds in Toronto.
1. TRCA REGULATIONS
When This Applies:
Backs onto a creek, river, ravine, valley, or steep slope
Near Mimico Creek, Humber, Don, or any tributary
Yard drops off suddenly / heavy grade change
Behind the house is forested, naturalized, or “ravine-like”
Restriction: Limits additions, rear expansions, pools, excavation, and sometimes full rebuilds.
Questions to Ask:
Is any part of the lot TRCA-regulated?
Is the house or only the backyard in the floodplain?
Where is the top-of-bank?
Any past TRCA permits issued or denied?
Where to Check:
TRCA Map Viewer • TRCA Property Inquiry • Listing agent • Survey
2. TORONTO RAVINE & NATURAL FEATURE PROTECTION (RNFP)
When This Applies:
Property is on or near a ravine, valley, or naturalized area
Heavy mature tree canopy behind the home
You see “Ravine Lot” in listing
Restriction: Controls tree removal, excavation, grading, and building near ravines.
Questions to Ask:
Is this property under the Ravine Protection By-law?
Any RNFP permit history?
Are there excavation limits?
Where to Check:
RNFP Map • Urban Forestry • Survey + Arborist report
3. FLOODPLAIN / SLOPE STABILITY / HIGH WATER TABLE
When This Applies:
Low-lying areas
Near a creek, valley, or wetland
Basement moisture history
Yard feels soggy after rain
Restriction: Affects basements, walkouts, additions, pools, and rebuild footprint.
Questions to Ask:
Is the property in a floodplain?
Is the slope stable?
Has the basement ever flooded?
Where to Check:
TRCA flood maps • Insurance broker • Inspector • Neighbours
4. PROTECTED TREES (TREE BY-LAW)
When This Applies:
Mature trees on or near the lot
Large trunks near future addition zone
Tree branches overhanging property
Restriction: Protected trees block additions, garages, suites, excavation.
Questions to Ask:
Any trees protected (>30cm diameter)?
Do tree protection zones overlap planned construction?
Where to Check:
Arborist • Urban Forestry • Site visit
5. EASEMENTS & RIGHTS-OF-WAY
When This Applies:
Shared driveways
Laneways behind house
Utility boxes or sewer lids on the lot
Strange fences or lot shapes
Restriction: Prevent building over certain areas.
Questions to Ask:
Any sewer, utility, access, or shared driveway easements?
Any City right-of-entry or laneway rights?
Where to Check:
Title search • Survey • Lawyer
6. RESTRICTIVE COVENANTS (TITLE)
When This Applies:
Older neighbourhood with historic development patterns
Rural-to-urban transition areas
Unique lot shapes
Restriction: Legal limits on height, footprint, demolition, or use.
Questions to Ask:
Are there covenants preventing additions or rebuilds?
Where to Check:
Lawyer • Parcel Register
7. ZONING RESTRICTIONS (ZBL 569-2013)
When This Applies:
Any renovation or addition
Any plan to add height, square footage, or units
Restriction: Limits height, FSI, lot coverage, setbacks, and unit count.
Questions to Ask:
What is the zoning type?
What are the exact limits?
What are the setbacks?
Where to Check:
Zoning Map • Planner • Architect
8. COA (VARIANCE) RISK
When This Applies:
Your plan exceeds zoning limits
You want a rear addition, bump-out, or second storey
Narrow lot / small lot
Restriction: Variances for additions or rebuilds may be denied.
Questions to Ask:
Has this property applied for variances before?
Are neighbours COA-friendly?
Where to Check:
COA Records • AIC • Architect
9. LANEWAY SUITE / GARDEN SUITE RESTRICTIONS
When This Applies:
House has a laneway behind
Deep lot
Large backyard with potential
Restriction: Fire access, trees, utilities can prohibit suites.
Questions to Ask:
Is fire access compliant?
Any tree or utility conflicts?
Any easements?
Where to Check:
Architect • Urban Forestry • Fire Services • Survey
10. HERITAGE RESTRICTIONS
When This Applies:
Older established neighbourhoods
You see “Heritage District,” “HCD,” or “listed” in listing
Home built pre-1940
Restriction: Limits demolition, additions, exterior changes.
Questions to Ask:
Designated, listed, or in an HCD?
What features are protected?
Where to Check:
Heritage Register • Heritage Planner
11. FIRE ROUTE & ACCESS REQUIREMENTS
When This Applies:
Adding units
Building a laneway or garden suite
Narrow side yards
Restriction: Can block additions, units, and suites.
Questions to Ask:
Does the property meet fire route access?
Are travel distances sufficient?
Where to Check:
Toronto Fire • Architect
12. OVERHEAD HYDRO CLEARANCES
When This Applies:
Wires crossing yard
Wires near roofline
Hydro poles on property
Restriction: Blocks second storeys, additions, crane access.
Questions to Ask:
Are lines too close for height?
Can they be relocated?
Where to Check:
Toronto Hydro • Site inspection
13. UNDERGROUND UTILITIES
When This Applies:
Gas meters in backyard
Hydro boxes
Mystery metal covers/lids
Restriction: Blocks foundations, additions, suites, pools.
Questions to Ask:
What utilities run through the yard?
Can they be moved?
Where to Check:
OneCall • Survey • Hydro/Enbridge
14. SOIL CONDITIONS / WATER TABLE
When This Applies:
Old homes with shallow basements
Near ravine or waterway
Signs of moisture
Restriction: Limits underpinning and deep excavation.
Questions to Ask:
What are soil conditions?
Is lowering feasible?
Where to Check:
Geotech report • Contractor
15. SURVEY & LOT LINE CONSTRAINTS
When This Applies:
Tight lots
Old fences
Disputes about boundaries
Restriction: Encroachments limit buildable area.
Questions to Ask:
Is the survey current?
Any setbacks issues?
Where to Check:
Survey • Lawyer
16. REQUIRED MINIMUM SETBACKS
When This Applies:
Any addition
Any rebuild
Restriction: Limits footprint and buildable envelope.
Questions to Ask:
What are the setbacks?
Is structure non-conforming?
Where to Check:
Zoning By-law • Architect
17. DEMOLITION CONTROLS
When This Applies:
House built pre-1930
Heritage area
Old neighbourhood with character bylaws
Restriction: Can block teardown or require review.
Questions to Ask:
Is demolition restricted?
Where to Check:
Building Department • Heritage
18. ENVIRONMENTAL CONTAMINATION
When This Applies:
Old heating oil tanks
Industrial history nearby
Properties near old gas stations
Restriction: Blocks excavation or requires remediation.
Questions to Ask:
Any contamination history?
Where to Check:
Environmental consultant • Records
19. STORMWATER / DRAINAGE ENGINEERING
When This Applies:
Large additions
Rebuilds
Low-lying lots
Restriction: Requires engineered systems, limits hardscape.
Questions to Ask:
Will stormwater engineering be needed?
Where to Check:
Civil Engineer • Architect
20. BUILDING CODE / FIRE SEPARATION
When This Applies:
Adding floors
Adding rental units
Conversions
Restriction: Can block expansions or require major upgrades.
Questions to Ask:
Can code requirements be met?
Where to Check:
Architect • Code consultant
21. ADJACENT STRUCTURE RISK
When This Applies:
Semis / row homes
Older neighbourhoods
Restriction: Neighbour’s foundation may block excavation.
Questions to Ask:
Is neighbour’s foundation shallow or fragile?
Where to Check:
Engineer • Architect
22. SHORING REQUIREMENTS
When This Applies:
Deep basement projects
Tight lots
Close neighbours
Restriction: If shoring isn’t possible, you can’t dig down.
Questions to Ask:
Is engineered shoring required?
Where to Check:
Engineer • Builder
23. CORNER LOT SIGHTLINES
When This Applies:
Corner lots
Adjacent to intersections
Restriction: Blocks additions or fencing in visibility triangle.
Questions to Ask:
Is visibility triangle limiting build area?
Where to Check:
Zoning • Planner
24. UTILITY TRANSFORMER / POLE PLACEMENT
When This Applies:
Big green boxes
Poles on the lot
Restriction: Limits driveway, garages, additions.
Questions to Ask:
Does hydro equipment restrict placement?
Where to Check:
Survey • Hydro
25. OPEN WORK ORDERS / CODE VIOLATIONS
When This Applies:
Past unpermitted work
Old renos
Restriction: Must be resolved before new permits.
Questions to Ask:
Any open permits or orders?
Where to Check:
AIC • Lawyer
26. PRIVATE LANEWAYS
When This Applies:
Laneways not owned by City
Shared private access
Restriction: Can block garages or laneway suites.
Questions to Ask:
Is the laneway public or private?
Where to Check:
Survey • Lawyer
27. PARTY WALL LIMITATIONS
When This Applies:
Semis
Rowhouses
Restriction: Limits excavation, additions, noise, structural changes.
Questions to Ask:
Does party wall restrict work?
Where to Check:
Engineer • Architect
28. ARCHAEOLOGICAL ASSESSMENT (Rare)
When This Applies:
Certain older neighbourhoods
Waterfront areas
Subdivisions flagged by Planning
Restriction: Can delay excavation.
Questions to Ask:
Is the site flagged for assessment?
Where to Check:
AIC • Planning
