The landscape of land development in Ontario just shifted. On June 2, 2026, Bill 98, the Building Homes and Improving Transportation Infrastructure Act, received Royal Assent. For developers, builders, and investors across the province, this isn't just another piece of legislation: it is a directive to build faster.
If you are navigating the complexities of municipal approvals in the Greater Toronto Area or beyond, the "old way" of doing business: waiting 12 to 18 months for a Site Plan Approval (SPA): is becoming obsolete. Bill 98 is designed to dismantle the bureaucratic hurdles that have historically throttled housing supply.
At Reliance Engineering, we specialize in moving projects from concept to shovel-ready with surgical precision. Here is how you can leverage the new 2026 regulations to slash your timelines and maximize your ROI.
The Death of Site Plan Control for "Missing Middle" Housing
The most aggressive change introduced by Bill 98 is the potential elimination of site plan control for specific housing types. The provincial government has recognized that for small-to-medium scale developments: such as multi-unit conversions, townhomes, and "Missing Middle" housing: the site plan process often adds cost without adding value.
What This Means for Your Project
Under the new framework, if your project qualifies:
- No more SPA submissions: You may bypass the lengthy site plan review entirely.
- Direct to Building Permit: Your critical path shifts directly from zoning compliance to the building permit drawing stage.
- Immediate Cost Savings: You save thousands in municipal application fees and months in carrying costs.
However, "no site plan" does not mean "no engineering." In fact, the pressure on your civil engineering team has never been higher. Without the SPA safety net, your Site Grading Plans and Site Servicing Plans must be flawless from the first submission to pass the building permit review.
Precision Engineering: The New Critical Path
In the post-Bill 98 era, the "Site Plan" was the bottleneck. In 2026, the bottleneck is the Functional Servicing Report (FSR) and the Stormwater Management (SWM) Report.
Municipalities are now empowered to streamline their internal reviews, but they will not compromise on infrastructure capacity. If you aren't providing a robust Functional Servicing Report that proves the existing water and sanitary systems can handle your new density, your project will stall at the permit desk.
Our Strategy for 2026 Approvals:
- Pre-Consultation Excellence: We engage with municipal staff early to confirm if your project is exempt from SPA under the new Bill 98 regulations.
- Integrated Servicing Design: We design Sanitary Sewer Systems and Storm System Designs that exceed provincial standards, ensuring no "back-and-forth" with city engineers.
- Sustainable Stormwater Solutions: With the climate-resiliency requirements of 2026, our Stormwater Management reports focus on Low Impact Development (LID) to meet municipal criteria on the first try.
Slashing Timelines with Professional Grading and Drainage
Proper drainage is the foundation of any successful development. Under Bill 98’s streamlined process, the municipality will be looking closer at how your project impacts neighboring properties.
A poorly designed grading plan can lead to basement flooding, erosion, and legal liabilities: all of which will halt your project faster than a red-tape-happy planner ever could. Reliance Engineering provides detailed grading designs that ensure proper drainage and environmental protection through Erosion and Sediment Control Plans.
Navigating Land Severance and Zoning Changes
Bill 98 also touches on how land severance (consents) and zoning changes are handled to accommodate the provincial mandate for "three units as of right."
If you are a homeowner or a small developer looking to sever a lot for a new multi-unit build, the 2026 rules favor you. But remember: the Committee of Adjustment still requires a professional set of Plan of Subdivision Drawings and servicing proof. We guide our clients through every stage of the approval process, ensuring your severance application is backed by 20+ years of principal engineer experience.
Why Reliance Engineering?
In a world where the rules are changing, you need an expert who stays ahead of the curve. Naresh Ochani, P.Eng. M.Eng., brings two decades of deep knowledge in municipal requirements across Ontario. We don't just draw plans; we take full ownership of your needs.
- Speed: We get designs approved in one submission.
- Precision: Our attention to detail is legendary among GTA and Ontario municipal reviewers.
- Authority: Authorized by PEO (Certificate of Authorization: 100548882).
Take Action Today
The 2026 development season is moving fast. If you are planning a project in Ontario, don't let Bill 98’s complexities slow you down. Use them to your advantage.
Whether you need a Site Servicing Plan, a Stormwater Management Report, or a complete set of Site Plan Approval Drawings, we are ready to deliver.
Contact Information
Reliance Engineering
Naresh Ochani, P.Eng. M.Eng.
6850 Millcreek Dr, Mississauga, ON L5N 2H4
Phone: 647-385-6418
Email: [email protected]
Website: www.relianceengineering.ca
Office Hours
- Saturday: 12:00 PM – 2:00 PM
- Sunday: Closed
- Monday – Friday: By Appointment
Stop waiting. Start building. Contact us today for a consultation on your next project.
