Buying Vacant Land in Mississauga: What You Need to Know Before You Build

Buying vacant land in the city of Mississauga might seem simple at the start but as soon as you start getting into permitting and zoning and setbacks and development charges man so stay tuned I've got the guide. What often begins as an exciting opportunity quickly becomes a detailed process that requires planning, patience, and the right guidance.

Start With Zoning

There’s all sorts of zoning rules that are going to shape what you're going to build. The first thing we do is we always take a look at a zoning map and are you zoned residential or multi-residential? What can I put on this lot?

There’s going to be a series of rules that you're going to have for that that's going to tell can I sever the lot? Can I build two? Can I build semis? What can I build? So the first thing we have to do is look at the zoning.

Understanding zoning is the foundation of everything. It determines what is possible before you even start designing your home.

Zoning Exceptions and Details

Of course the city's never going to make it easy and there's always going to be an exception for certain zones. These exceptions can vary from street to street.

This street might allow you to build a house of a certain height and the street next to it it's going to be lower. You might be able to build a semi or not. These exception zones are going to indicate where my garage can go front back beside.

From there, you start getting into the technical aspects of the lot. We're going to be looking at setbacks, how deep into the backyard can I build? What is my lot coverage allowance? Every one of those things in the zoning guide is going to be outlined and we're going to be able to help you calculate exactly what you can build.

Site Plan Approval

There are so many specifics that we need to know in the City of Mississauga. Some areas are under what we call a site plan approval process, which means you've got to submit documents to the City that's going to show that the site and everything that you're building on that site is going to be legally allowed.

There’s other areas that do not need site plan approval. They just look at the plans of what you want to build and they sign off for that house in that area.

So the first thing we have to understand is is there a site plan approval requirement? Yes or no. And then you move on from there.

Heritage Designation

There are pockets within Mississauga that are under heritage designation. What does heritage mean? It means you can change the inside of your house, but not the outside.

If you need to change your windows, you've actually got to get a sign off for permits on what kind of windows that you put in because it must match the heritage designation of that home.

If we’re taking a look at something like heritage designation, there's a heritage committee. In addition to applying to the city for your building permits, everything is going to go that one step further to be submitted to the Heritage Review Committee and they're going to have to sign off as well.

Archaeological Considerations and Timelines

In areas like Mineola there are certain areas within Mineola where archaeological permits are required and those have to be submitted to the city as well.

This area originally was on indigenous lands and artifacts have been found while other homeowners have been building their homes and that stopped everything.

You have to build extra time into your time budget when building a new home and thinking about even buying a piece of land in those areas where that may be found. If you're under time pressure that's going to be something you're going to have to take into consideration.

Costs and Permitting

Factors to consider in the costs when you're buying vacant land in the City of Mississauga include all of the permitting that you have to get done and all of the rules and regulations about protecting trees and everything have to get done.

When you are buying vacant land in the city, mortgaging could be a bit of a challenge. You’ve got to work with a banker who's really, really going to be on your side.

When our client went to their bank to get a building loan and the bank did the assessment on their property, the bank said, well, there's no house on that property. There's nothing for us to put a mortgage on because the banks are hesitant to mortgage vacant land.

You have to have capital in the background to put down to be able to get those building loans to be able to move forward with the permitting because the banks want to put a mortgage on the house. That's the asset that's easier for them to resell.

Who Is Buying Vacant Land

There are many people who are actually buying vacant land in the city of Mississauga right now. There are not as many buyers for the vacant land that is available right now.

These are our dreamers, our home wishers, the ones who are looking to build the perfect property. Among those are the builder developers who would like to build something for resale.

Many times what we're going to see is a builder who's bought a piece of vacant land and they've got a home framed and the possibility exists that you're going to be able to buy a framed home and choose all your finishes.

Building Your Vision

The people who are looking at that vacant land are the people who really have that desire to build the exact home that meets their vision, their layout, their family needs, and the finishes that they've always dreamed of to be perfect. Chef's kiss.

Bottom line, if you're a dreamer and you have the vision of that perfect house that's in your head, buy a piece of vacant land.

We can walk you through it. No surprises. You're going to be looking at some development fees, hookup fees, fees, extra fees, there's going to be a surprise along there somewhere, but we know what they are and we're going to be able to guide you through them.

Final Considerations

Here’s a really great example of a vacant lot. What we're looking at here is a beautiful lot that goes deep and gives you multiple options of the size of home you can build.

One thing to remember is the trees. Those trees are going to impact your building envelope and you may have to be looking at what the tree bylaws are because they're going to have to come down at some point.

In Mississauga we’ve got great rivers, streams, and ravines, so no matter where you are in the city you may be looking at having to get Credit Valley Conservation Authority to be able to build the house that you want. They are going to have an opinion on your building envelope and how far you have to be set back from those streams, lakes and rivers.

Some buyers choose another path. They take one of those older homes, they tear that down and build their dream home. So there are options, vacant land or buy that house, live near the park, tear down the old one, build the new.

Bringing It All Together

Build that vision in your mind, buy a piece of vacant land, let us guide you through it and make your dream a reality.