Variance
Explore how zoning variances work in Canadian real estate, why they're needed, and how to apply for one when planning property improvements.
May 22, 2025
What is a Variance?
A variance is a formal exemption granted by a municipality allowing a property owner to deviate from local zoning bylaws under specific circumstances.
Why Do Variances Matter in Real Estate
In Canadian real estate, zoning bylaws govern property use, setbacks, height restrictions, and lot coverage. When a proposed construction project or renovation does not comply, the owner may apply for a variance.
Common reasons for variances include:
- Building closer to a property line than permitted
- Adding a structure taller than zoning allows
- Expanding a non-conforming building
Municipalities evaluate variance applications based on:
- Whether the change is minor
- Whether it meets the general intent of the bylaw
- Whether it will negatively impact neighbours or the community
Public notice and hearings are typically required. Approval is granted by a committee of adjustment or zoning board. Denied variances may require project redesign or appeal.
Understanding variances allows homeowners and developers to navigate zoning restrictions and explore site-specific flexibility.
Example of a Variance
A homeowner applies for a variance to build a two-storey garage that slightly exceeds the height limit in their zoning district.
Key Takeaways
- Allows minor exceptions to zoning rules.
- Requires municipal application and review.
- Common for additions or non-standard builds.
- Public input and hearings may apply.
- Must show no major adverse impact.
Related Terms
- Zoning
- Land Use Bylaws
- Setback
- Building Permit
- Official Plan
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Category averages compare different homes and locations; the gaps are not estimates of the cost to upgrade an otherwise identical property.
The five categories shown account for 5,000 of the board’s 5,057 sales. The remaining 57 transactions were in other housing categories.
Monthly observations are not seasonally adjusted. Active listings count properties available at month-end; they are not construction inventory.
Average and median prices share one dollar axis. These unadjusted transaction measures do not control for changes in the homes sold.
TRREB’s 416/905 categories compare the apartments sold in each area. The difference does not isolate a location premium for equivalent units.
Highlights from the Delta Golf & Country Club listing brochure. (Colliers)
5680 Oak Street in Vancouver and its surrounding context. (MCMP Architects)
Ground-level renderings of the tower proposed for 5680 Oak Street in Vancouver. (MCMP Architects)
