Why Toronto Pool Installation is Becoming More Expensive in 2026
Recently, Toronto planning authorities began advancing a significant zoning change that directly affects backyard swimming pool projects. A report made to Toronto City’s planning & housing committee on January 22nd recommends measures that homeowners can implement to protect trees in their backyards. However, these measures include new strict limits on swimming pools in backyards.
Under the previous zoning laws, portions of your home’s backyard occupied by gardens and lawns were considered soft landscaping. This helped backyard pools meet the minimum requirements for vegetated, permeable space.
Most backyard pools have historically been considered soft landscaping features. Now the city’s newly proposed changes would treat swimming pools like hardscaping features, like paved patios, for zoning purposes. This shift alters how backyard pools are treated under zoning bylaws and increases the complexity of pool-related projects.
The rationale city planners have cited for this amendment is environmental. Toronto’s official reports link the new backyard pool requirements to efforts to protect and expand the tree canopy. The report argues that increasing soft landscaping space supports tree growth by preserving permeable soil and root environments.
Impact on Swimming Pool Installation
Pool builders like AHS and industry groups, including national and local pool associations, warn that reclassifying pools from soft landscaping to hardscaping will lead to a significant cost increase for homeowners. Additionally, if pools no longer count as soft landscaping, it essentially makes swimming pool construction on many lots across Toronto complicated.
According to current regulations, only 50% of backyards across the city are allowed to include hardscaping features, such as backyard sheds and decks. These are landscaping features that don’t absorb water. Pools were exempt because they were considered to be water-permeable (soft landscaping) features.
Under the new city rules, swimming pools will no longer qualify for the soft landscaping classification. That means homeowners planning inground pool projects will need to request a minor variance from the local committee of adjustment to build swimming pools in their own backyards. This is a complex and costly process.
What’s Minor Variance for Backyard Pools in Toronto?
A minor variance refers to the official permission that the local committee of adjustments grants homeowners to slightly deviate from the city’s zoning bylaws. The committee of adjustment is a quasi-judicial tribunal created by each municipality to address minor variance issues, consent applications (involving land variances), and other urban planning matters.
If you (a homeowner) still want a backyard pool but your lot doesn’t meet the new landscaping requirements, the next step is no longer a standard permit requirement or application. In many cases, it becomes a planning file.
This is because once pools stop qualifying as soft landscaping, many properties will fail the minimum soft-landscaping percentage required under Toronto zoning laws. When that happens, the pool location becomes non-compliant, even if the pool design is safe and professionally built. You must then apply for a minor variance through the City’s committee of adjustment.
That single requirement can quickly increase pool installation costs. Ontario homeowners may need a new or updated land survey, detailed site plans, and professional drawings showing setbacks, lot coverage, and landscaping calculations. Most homeowners will also need to hire a planning consultant to prepare a pool construction plan that meets the City’s legal tests for approval under the Planning Act.
Does Minor Variance for Pools Increase Construction Costs?
Reclassifying backyard pools as hardscaping features adds a high cost to pool construction. It adds about $7,000 to over $10,000 long before the construction process begins. This isn’t part of the usual cost of building fiberglass pools, concrete pools, or vinyl liner pools. Here’s how the new requirements affect the cost of pool construction in Toronto.
Minor Variance Fees
Considering your pool will now be a hardscaping feature, it could exceed the 50% backyard coverage limit. You will need to pay between $2,228 and $5,011 (or higher, depending on your project) to the committee of adjustment to request an exception (minor variance).
Tree Declaration & Protection
You must submit a tree declaration form and recent photographs of your backyard. If there are trees within the ‘tree protection zone,’ you will require an arborist report and tree protection fence during pool construction. This could add hundreds or thousands of dollars to your project cost.
Professional Consultant Fee
Your minor variance application should satisfy four mandatory tests outlined in the Planning Act Section 45 (1). The variance must be minor in nature, align with the city’s desirable developmental plan, maintain the general intent of zoning laws, and maintain the general intent of the City’s official plan. To successfully argue these four tests at a hearing, you need a zoning expert or a land use planner.
While not mandatory, working with professionals can improve your chances of getting your minor variance application approved. Here are the estimated costs of hiring experts to handle your minor variance application.
| Professional | Estimated Cost |
|---|---|
| Planning consultant | $2,000 to $8,000 |
| Land surveyor | $1,500 to $3,500 |
| Designer or architect | $3,000 to $15,000 |
| Legal counsel (for complicated cases) | Over $3,000 |
Other Cost Factors
Effective January 1st, 2026, the fee for pool fencing or pool enclosure permits will be adjusted by 4.82% (2026 cost-of-living adjustment). If you start building your pool before you get minor variance approval, you will pay double the set fee. For instance, if the application fee is $5,011, you will pay $10,022.
What the Extra Pool Cost Means for Toronto Homeowners
It’s crucial to note that the new city rules apply to both above-ground pool projects and all inground pool installations. Although no special pool permit is required in Toronto, many homeowners must apply for a building permit for their pool fence.
Whether you plan to build a personal oasis or a new pool in your outdoor space, consult an expert to correctly plan for the total inground pool cost under the new city rules. Other factors related to cost include pool size, custom shapes, and other desired water features.
For Toronto homeowners, the new rules change what an above-ground and in-ground pool project looks like from the very beginning. What used to be a fairly standard installation is now more likely to become a zoning and planning issue, especially on smaller lots or properties with limited rear yard space.
Currently, the minimum cost of backyard pool installation is $75,000. Given the hidden costs of the new city rules, which may exceed $10,000, pool builders will have difficult conversations with Toronto homeowners.
FAQs
What’s the cost of pool installation in Toronto?
The total cost of installing your dream pool depends on the pool type, custom features, quality materials, desired lighting systems, pool heating systems, and more. Other factors, like the need for minor variance, may increase the initial costs of pool installation projects. Remember, your pool project must comply with all safety regulations and meet Ontario building code requirements.
Can I start pool construction before my minor variance application is approved?
No. Even the pool area or site preparation must wait until you receive approval for the minor variance application. Starting early could lead to stop orders. Note that you may be required to pay double the minor variance application fee if your pool construction began before you submitted your minor variance application.
Do backyard pools increase property value?
Yes. Installing a backyard pool can increase your home’s value, especially when it’s designed as part of a complete backyard oasis. Additional features such as built-in seating, shade structures, and automated systems for pool heaters or lighting can also increase your property’s value. Be sure to consider the ongoing cost of pool maintenance, heating costs, and potential expensive repairs in the event of damage.
Do I need a professional consultant to apply for a minor variance?
While not mandatory, potential pool owners are advised to seek professional help to improve their chances of approval. If your initial application is rejected, your professional consultant can help address the reasons for refusal before you resubmit it.
What’s the expected minor variance application timeline?
The total process of obtaining a minor variance may take 3 to 6 months. The application review may take 2 to 6 weeks, public notice (2 to 3 weeks), hearing schedule (4 to 12 weeks) and issuance of decision (within 10 days after hearing). Individuals who wish to use their vinyl pools or other pools during the swimming season should start their minor variance applications early.