If you’ve recently finished a demolition project in Toronto or anywhere else in the Greater Toronto Area, and you are planning what you can do for this vacant lot, maybe you want to build a new home or an industrial unit. However, right after the complete demolition, you’re left with a vacant lot, so what should you do next? Leaving it alone for a bit might seem like an easy way out, but in the GTA, doing so can quickly lead to fines, neighbour complaints, or even legal liability.
After demolition, maintaining an empty lot involves careful consideration, safety, and compliance alongside the visual appeal. Time runs out as soon as the last wall is taken down, and strict municipal regulations apply. The good news is that while you get ready for your next phase, you can maintain a clean, safe, and compliant lot by taking the appropriate actions. Everything you need to know is covered in this guide, including long-term maintenance plans, sensible landscaping ideas, security precautions, and Toronto’s property standards and permit regulations.
Understanding Why a Vacant Lot Requires Attention
After demolition has been completed, many property owners think their duties are over until construction starts. Unfortunately, in Ontario, this is not the case. An empty lot is still regarded as active property under municipal regulations, and you are solely responsible for maintaining it. Failure to perform basic maintenance can lead to frequent fines, enforcement warnings, or even forced cleanup at your expense.
More significantly, a neglected lot attracts trouble. Overgrown grass, standing water, or leftover trash can attract pests, illegal dumping, and trespassers. Under Ontario’s Occupiers’ Liability Act, you could be sued if someone is injured on your property, even if they weren’t supposed to be there. Preventive actions during the first week following demolition thus become essential.
Toronto and GTA Municipal Bylaws For A Vacant Lot
Each municipality in the GTA enforces its own version of property standards, but Toronto’s rules are among the most detailed. Below is a breakdown of key requirements and how they compare across major cities.
1. Grass Height and General Maintenance
In Toronto, grass and weeds must not exceed 20 centimetres (about 8 inches). If they do, the city can issue a Property Standards Order requiring immediate mowing. Failure to comply may result in the city mowing it themselves and billing you, often with a significant administrative surcharge.
Other GTA municipalities are similarly strict:
| Municipality | Max Grass Height | Fine or Enforcement |
|---|---|---|
| Toronto | 20 cm | Up to $5,000 per day for non-compliance |
| Mississauga | 15 cm | Fines up to $10,000; mandatory mowing |
| Brampton | Must be mowed every 2 weeks in the growing season | Vacant Property Registry required after 6 months |
| Vaughan | No specific height, but “excessive growth” is prohibited | Inspections triggered by neighbour complaints |
2. Debris, Holes, and Safety Hazards
Within 72 hours of finishing your total demolition project, all metal, insulation, concrete fragments, wood scraps, and demolition debris must be removed. It is necessary to fill in or cover any holes left by utility lines, footings, or basement removals. Additionally, standing water is forbidden since it can serve as a mosquito breeding ground and is against public health regulations.
Keep in mind that even minor risks can result in liability. A lawsuit might result from a neighbour tripping over rebar or a child falling into an exposed trench. Even if your lot is fenced, the safest course of action is to handle it as though it were public property.
Permits and Approvals: What You Can and Cannot Do On A Vacant Lot
Are you wondering what activities need a permit for your vacant lot, whether it is landscaping or just maintaining the security around it? Let’s break down everything for you! What actually needs to go through proper city channels for a permit, and what you can handle on your own without even notifying the municipalities.
Actions That Do NOT Require a Permit
- Mowing grass or planting temporary ground cover
- Installing a temporary fence (under 2 metres in height)
- Placing gravel or mulch for erosion control
- Posting “No Trespassing” or security signage
Actions That DO Require a Permit
- Altering the land’s grade by more than 15 cm (this calls for a City of Toronto site alteration permit).
- Keeping building supplies in storage for longer than 72 hours (a Temporary Use Permit is needed)
- Putting in irrigation systems, retaining walls, or permanent drainage
- Utilizing the space for equipment storage or business parking
Get in touch with your local building department if you’re not sure if your planned activity requires approval. In Toronto, you can use the city portal to submit an online pre-application inquiry. Costly retroactive penalties can be avoided later with a brief consultation now.
How To Secure Your Vacant Lot in the GTA
Security isn’t just about keeping people out, it’s about demonstrating that you’re actively managing your property. Here’s how to do it effectively:
Install Basic Fencing
A simple chain-link or wood fence (up to 2 metres high) creates a clear boundary and deters casual trespassers. Make sure gates are lockable. In heritage districts or certain neighbourhoods, check local design guidelines, some areas restrict fence materials or colours.
1. Use Clear Signage
Post signs that say “Private Property – No Trespassing” and “Video Surveillance in Use.” Even if you don’t have cameras, the perception of monitoring often discourages unwanted activity. Place signs at eye level near all access points.
2. Add Lighting and Deterrents
Solar-powered motion-sensor lights are affordable, easy to install, and highly effective. They also signal to city inspectors and neighbours that the lot is maintained. For added deterrence, consider placing large rocks or landscaping timbers near entry points to block vehicle access.
Smart Landscaping Options for Vacant Lots in the GTA
After following all your demolition needs and complying with Toronto Building Codes for demolition, how can you maintain your property? You don’t need a full garden, just a low-maintenance solution that keeps the lot tidy and compliant. Here are three proven approaches:
1. Gravel with Edging
Gravel is one of the most practical choices for a vacant lot. It suppresses weeds, allows water drainage, and makes illegal dumping obvious. Use plastic or metal edging to keep gravel contained and prevent migration onto sidewalks. Cost ranges from $3 to $5 per square foot, depending on depth and type.
2. Temporary Sod or Seed
If you plan to build within 12 months, laying sod or seeding grass is a fast, affordable fix. Just commit to mowing every 2–3 weeks during spring and summer. Choose drought-tolerant blends like Kentucky bluegrass or tall fescue, which thrive in Toronto’s climate.
3. Native Ground Cover Plants
For a more sustainable option, consider native ground covers like wild strawberry, creeping thyme, or Pennsylvania sedge. These require little water, no mowing, and survive harsh winters. Avoid invasive species like periwinkle or Norway maple seedlings, which the city may require you to remove.
What NOT to Do on a Vacant Lot
Even well-intentioned actions can backfire. Avoid these common mistakes:
- Storing vehicles or trailers long-term: Most GTA municipalities prohibit vehicle storage on vacant residential lots unless part of an approved construction project.
- Using the lot as a storage yard: Building materials, scrap metal, or construction waste require permits and can attract pests or thieves.
- Planting trees too close to property lines: Roots can damage sidewalks, driveways, or neighbour foundations, leading to disputes.
- Ignoring soil conditions: If the demolition uncovered old fill dirt, fuel tanks, or industrial residues, get a soil test before landscaping. Contaminated soil may require special handling.
The Next Steps: How To Prepare Your Lot For New Construction
If you’re planning to build in the next 6 to 24 months, use this downtime wisely:
1. Get a Topographic Survey
Most builders and architects require an up-to-date topographic survey showing elevations, property lines, and utility locations. Doing this now avoids delays later and helps you spot grading issues early.
2. Test Your Soil
Soil testing is especially important if the original structure was built before 1980 or had an underground oil tank. Labs can check for hydrocarbons, heavy metals, or asbestos contamination. Clean soil can often be reused as backfill; contaminated soil must go to approved disposal facilities.
3. Coordinate with Your Builder Early
Some contractors prefer lots to be completely bare; others like a gravel access pad for equipment. Ask before investing in unnecessary work. ALMAR Demolition, for example, offers post-demo site prep services that align with your builder’s requirements, ensuring a smooth handoff.
Long-Term Vacancy: Registration and Maintenance Plans
If you won’t be building for more than a year, some cities require formal registration:
| City | Vacant Property Rule | Registration Required? | Annual Fee (if applicable) |
|---|---|---|---|
| Toronto | No time limit, but ongoing maintenance is enforced | No | N/A |
| Brampton | Must register if vacant for over 6 months | Yes | $150/year |
| Mississauga | Strict enforcement; complaints trigger inspections | No | N/A |
| Vaughan | Bi-weekly mowing is required in the growing season | No | N/A |
Even if registration isn’t required, consider hiring a lawn service for monthly maintenance. At $50–$100 per visit, it’s far cheaper than a $2,000 city invoice or a neighbour lawsuit.
Post-Demolition Lot Maintenance
Use this list to stay compliant and avoid surprises:
- Remove all demolition debris within 72 hours
- Mow grass every 2–3 weeks (keep under 20 cm in Toronto)
- Fill holes, cap pipes, and remove sharp objects immediately
- Install basic fencing or barriers if the lot is accessible
- Post “No Trespassing” and security signage
- Check your municipality’s specific rules and registration requirements
- Keep records of maintenance (photos, receipts, contractor invoices)
Following these steps after the demo shows the inspector, the city, and your neighbours that you’re a responsible property owner. It also keeps your lot in perfect shape for when you’re ready to build.
You Don’t Have to Navigate This Alone
Managing an empty can be a bit of a headache, we know that! You need to carry out so many regular maintenance activities, just like we mentioned. Take care of permits, do landscaping, and hire more people to prepare the land. But why spend your valuable time dealing with a complete demo that was not done properly when you can choose us to do everything for you? This is exactly where ALMAR Demolition, your full-service demolition partner, truly excels.
We do much more than just tear down structures; we guarantee an effortless transition to the upcoming phase of construction. We have assisted hundreds of GTA homeowners through this exact stage, from complete site cleanup and debris removal to guidance on bylaws, grading, and security. Call us if you’re not sure what to do regarding your lot or just want to be sure that it’s being handled properly. We’ll make sure your property remains clean, safe, and in compliance so you can comfortably prioritize your next project.