6 Reasons You Should Never Purchase Land Before Selecting a Builder

Are you dreaming of building your perfect home in the Burlington, Oakville, or Ancaster area? It’s an exciting journey ahead! But before you jump into land shopping, it’s important to first consult with a builder.

Purchasing land without understanding how it will work with your vision can lead to unexpected challenges – and potentially costly mistakes.

Not all land is the same–especially in the GTA– and a variety of factors, from regulations to soil conditions, could impact how your home can be built.

Here are six reasons why it’s crucial to choose a builder before you buy land in Southwestern Ontario.

1. The FAR Factor (Floor Area Ratio) and Impervious Surfaces

FAR or FSR (Floor Space Ratio) can be a critical factor in determining how much of your land can be used for building. Municipalities enforce rules on how much space can be built relative to the size of the lot. These FAR regulations help control the overall volume and bulk of buildings in the area.

For example, if the municipality’s zoning laws state that the maximum allowable home size is 5,000 square feet, the FAR will consider things like high ceilings or attic space, which might reduce the total usable area. Different municipalities have varying degrees of leniency, so it's important to check with your builder to understand the regulations that apply to your chosen lot.

Other important factors to consider include the amount of space your roof can cover and the extent of impervious surfaces (like driveways and patios) on your lot. Many townships impose limits on the maximum amount of impervious coverage allowed on residential properties to control drainage and environmental impact. This can significantly affect your overall design and layout, so consult with your builder to understand these restrictions in advance. What you think you can build may differ greatly from what you're actually permitted to build.

Even if you’re remodeling rather than constructing a new home, the impervious surface limits still apply. For instance, if you’ve previously expanded your driveway or added an unpermitted patio, you might already be exceeding the allowable impervious surface coverage.

What you think you can build may differ greatly from what you're actually permitted to build.

2. Existing Site Infrastructure

Understanding the infrastructure already in place is critical. Does the property have access to municipal services like water, sewer, and electricity, or is it serviced by a septic system and well? If the latter, what are the required setbacks for these systems, and how will they impact your home’s design?

If you’d like to build in the heart of Burlington or Oakville where municipal services are widely available, your builder can help assess whether tying into the city’s utilities is feasible. However, if you're considering a more rural lot on the outskirts of, say Dundas or Waterdown, bringing in municipal services could get complicated not to mention costly.

If there is an existing home on the lot that you are planning to tear down, in most cases a Designated Substance Survey (DSS) is required by the Ministry of Labour prior to demolition starting in order to identify any designated substances that may be present in the home. A reputable builder will schedule this survey and be able to estimate the cost for you.

3. Water Tables & Soil Conditions

The condition of the soil and water table on a lot can have a major impact on your construction project. Cities nestled by Lake Ontario have varying soil types and water table levels due to the proximity to the water. Some properties, toward the escarpment for example, have marshy areas and may have high water tables, making basement construction more challenging or perhaps even unadvisable.

Soil conditions are also important: if the soil is sandy or unstable then foundation requirements may differ, potentially increasing both the cost and duration of construction. Working with reputable builders ensures that thorough soil and water testing is done beforehand, so that you’re aware of any challenges and can plan accordingly. Kennedy + Kenel has within its pre-build process a soil and water test to ensure that any challenges are identified before building begins–saving you time, money and heartache.

4. Beyond Planning and Building Departments

Certain properties might be subject to additional oversight beyond municipal building codes. For instance, some neighborhoods have architectural review boards, which assess whether your proposed home design fits within the community's aesthetic or historical guidelines. If you’re building in a heritage district or near protected areas, you may need approval from preservation boards as well. Many localities in the Golden Horseshoe border on protected wetlands, The Bruce Trail or the Greenbelt. You may, for example, need a Niagara Escarpment Development Permit which considers the impact on the landscape and natural environment of the Niagara Escarpment (click here for Niagara Escarpment Permit information).

Most cities including Burlington and Oakville have specific guidelines for architectural style, and your plans might require review by a design consultant to ensure compliance with local standards–especially if you are building in an Historic district. A skilled builder will be familiar with these additional requirements and can help you navigate the approval process.

If you’re building in a heritage district or near protected areas, you may need approval from preservation boards

5. Setbacks

Setbacks are regulations that define the minimum distance your home must be placed from the street, property lines, or other structures. These regulations are determined by the zoning of your lot, and they can vary greatly depending on whether the lot is regular or irregular in shape.

Setbacks also apply to “accessory” structures such as garages, sheds, and pools, with different rules sometimes in place for these. For instance, corner lots or properties near conservation areas or protected areas could face stricter setback regulations. It's crucial to work with a builder who understands these rules to ensure your design fits within the allowed setbacks.

In some cases, if your lot has unique features, such as a lake or irregular shape, you may need a setback variance.Your builder can help you assess whether such a request is realistic and guide you through the process.

6. Local Code Regulations

Every municipality in the GTA has its own building codes designed to ensure health and safety standards are met and to prevent negative impacts on neighboring properties. Local codes govern everything from structural integrity to environmental factors, ensuring that your new home will be built in accordance with the city’s safety standards.

Before construction starts, your builder in conjunction with the architect will need to submit detailed plans for approval by the municipal planning department. If there are any issues with setbacks, building height, or other regulations, they’ll typically be flagged during this planning stage, helping to avoid costly delays or modifications during construction.