timeline-and-fee-estimator

name	Timeline and Fee Estimator
description	A realistic estimate of how long the entire development process will take and how much it will cost in government fees and professional consultant fees.

18. Timeline and Fee Estimator

What It Is

A realistic estimate of how long the entire development process will take and how much it will cost in government fees and professional consultant fees.

Why It Matters

• Users consistently underestimate timelines and costs
• Helps with project financing and scheduling
• Different municipalities have different processing times

Governing Law

• Planning Act, s. 22(7.0.1) and 34(10.7) — Processing timelines (OPA: 210 days, ZBA: 150 days, Subdivision: 180 days before applicant can appeal for non-decision)
• Planning Act, s. 45 — Committee of Adjustment timelines
• O. Reg. 549/06 — Fees municipalities can charge
• Municipal fee by-laws — Specific fee schedules

How to Build It

TIMELINE AND FEE ESTIMATOR

PHASE 1: PRE-APPLICATION (1-4 weeks)
| Task | Timeline | Cost |
|------|----------|------|
| Title search and survey | 1-2 weeks | $1,500-$5,000 |
| Pre-application consultation (if required) | 2-4 weeks | $500-$2,000 (fee) |
| Initial zoning/planning review | 1 week | Included in consultant |

PHASE 2: APPLICATION PREPARATION (2-12 weeks)
| Task | Timeline | Cost |
|------|----------|------|
| Architectural drawings | 2-8 weeks | $5,000-$50,000+ |
| Planning rationale | 2-4 weeks | $3,000-$15,000 |
| Required studies (total) | 2-12 weeks (parallel) | $5,000-$100,000+ |
| Application forms | 1 week | Included |

PHASE 3: APPLICATION PROCESSING
(timelines vary by application type and municipality)

Minor Variance:
| Step | Timeline |
|------|----------|
| Submit application | Day 0 |
| Completeness review | 1-2 weeks |
| Circulation to departments | 2-3 weeks |
| Neighbour notification | Min 10 days before hearing |
| Hearing | 4-8 weeks from submission |
| Decision issued | At hearing or within days |
| Appeal period | 20 days |
| **Total: 2-4 months** | |

Zoning By-law Amendment:
| Step | Timeline |
|------|----------|
| Submit application | Day 0 |
| Completeness review | 30 days (O. Reg. 543/06) |
| Circulation and review | 8-16 weeks |
| Community meeting | During review period |
| Staff report | 4-8 weeks after review |
| Committee hearing | Next available date |
| Council decision | Next Council meeting |
| Appeal period | 20 days |
| **Total: 6-18 months** | |
| Non-decision appeal right: 150 days | |

Official Plan Amendment + ZBA:
| Step | Timeline |
|------|----------|
| Same as ZBA but longer review | |
| **Total: 9-24 months** | |
| Non-decision appeal right: 210 days (OPA) | |

Consent (Lot Severance):
| Step | Timeline |
|------|----------|
| Submit application | Day 0 |
| Circulation | 2-4 weeks |
| Hearing | 4-8 weeks from submission |
| Conditions clearance | 1-12 months |
| **Total: 3-15 months** | |

Site Plan Approval:
| Step | Timeline |
|------|----------|
| Submit application | Day 0 |
| Review cycles | 3-6 months (multiple rounds) |
| Site plan agreement | 1-2 months after approval |
| **Total: 4-12 months** | |

PHASE 4: POST-APPROVAL (1-6 months)
| Task | Timeline | Cost |
|------|----------|------|
| Satisfy conditions | 1-6 months | Variable |
| Building permit drawings | 2-4 weeks | $5,000-$30,000 |
| Building permit application | Day 0 |
| Building permit review | 10-30 business days | $X per sq m |
| Building permit issuance | | |

PHASE 5: CONSTRUCTION
[Not included in planning timeline — user arranges separately]

FEE SUMMARY (Example — Toronto 2024):
| Fee Type | Minor Variance | ZBA | OPA + ZBA |
|----------|---------------|-----|-----------|
| Application fee | $3,800-$5,800 | $18,000-$45,000 | $28,000-$75,000 |
| Planning consultant | $3,000-$10,000 | $15,000-$50,000 | $25,000-$75,000 |
| Architect (planning stage) | $5,000-$15,000 | $15,000-$50,000 | $20,000-$75,000 |
| Required studies | $5,000-$20,000 | $20,000-$100,000 | $30,000-$150,000 |
| Legal fees | $1,000-$3,000 | $3,000-$15,000 | $5,000-$25,000 |
| **TOTAL ESTIMATE** | **$17,800-$53,800** | **$71,000-$260,000** | **$108,000-$400,000** |

Note: Fees vary significantly by municipality. Always check the
current fee schedule on the municipality's website.

DISCLAIMERS:
- Timelines assume no appeal. OLT appeals add 6-24 months.
- COVID and workload backlogs may extend timelines.
- Fees are approximate and subject to annual increases.
- Complex applications with multiple rounds of revisions
  will take longer and cost more.