When you’re building or renovating a home in Markham, Ontario, a Markham grading plan is more than just a technicality. It’s a legal requirement that ensures your property’s drainage, elevation, and servicing follow strict engineering standards. Without an approved grading plan, you can’t even get your building permit. That’s why understanding how the process works, what documents are required, and how to avoid delays can save you time, stress, and a lot of money. Keep reading because this guide will break it all down step by step, using simple language. And if you’re looking for expert help, Elmid Design Inc is a licensed engineering firm with a Certificate of Authorization from Professional Engineers Ontario (PEO). They can help you navigate the process with ease.
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Key Takeaways
The City of Markham requires a grading plan for all new infill homes, large additions, and servicing changes
You need to follow the Residential Infill Grading and Servicing (RGS) process
A detailed application, grading plan, servicing drawings, and sometimes arborist reports are required
You must submit everything digitally through Markham’s ePLAN system
Applications are reviewed by multiple city departments before approval
Failure to comply can result in project delays or fines
A certified engineer or land surveyor must inspect and certify your completed lot grading
What Is a Markham Grading Plan?
A Markham grading plan is a detailed engineering drawing that shows how water will drain on your property after construction. The plan also includes elevations, slopes, servicing connections, and retaining walls if needed.
It’s a legal document that becomes part of your building permit approval. The goal is to prevent water damage to your home and neighboring properties. It ensures safe and controlled stormwater flow, and it’s not optional.
Grading plans must be created by a licensed Professional Engineer or Ontario Land Surveyor. They have to follow city standards and include all relevant details like lot boundaries, existing grades, proposed grades, and swales.
When Do You Need a Grading Plan in Markham?
Not every project needs a grading plan, but most construction jobs that involve new structures or significant ground changes will require one. According to the City of Markham, these are the main situations where a grading plan is mandatory.
You need one for a new detached home on an existing lot, especially when infill development is involved. If you’re adding to your home and the addition affects more than fifty square meters of the existing ground surface, a plan is required. Even if you’re only connecting to services like water or sewer, the city might ask for a simplified grading and servicing plan. And if you’ve already submitted a plan but need to make changes, you’ll need to submit a revised grading plan.
Always check with the Engineering Department before you start any work to avoid surprises.
Who Reviews and Approves Grading Plans?
Markham’s Engineering Department is the lead authority, but they’re not the only ones reviewing your submission. After you upload your application to the city’s ePLAN portal, it gets prescreened first. Once accepted, it goes through detailed reviews by multiple city departments.
The Engineering team checks drainage, elevation, and grading compliance. The Operations Roads department looks at how your construction might affect public roads and sidewalks. The Tree Preservation team checks your arborist reports to protect city trees. If your property is near a watercourse, the Toronto and Region Conservation Authority might also be involved.
Only after all these reviews are completed and approved will your grading plan be officially accepted. Then, and only then, can you proceed with your building permit application.
What Documents Do You Need?
Markham has very specific document requirements. You can’t just sketch something and hope for the best. Here’s what you’ll need to include in your RGS application package.
You must provide a full grading and servicing plan prepared by a licensed engineer or surveyor. This plan shows elevations, lot boundaries, drainage paths, and service locations. You’ll also need a signed RGS Requirements Checklist that confirms your plan meets city standards. If your project is on a heritage property, you’ll need a Heritage Permit from the city. Tree protection is also a big deal. You’ll need to submit a Tree Assessment and Preservation Plan and an Arborist Report if trees are affected.
In addition, a topographic survey showing the current ground conditions must be submitted. Some projects will also require a stormwater management brief. If your property is regulated by TRCA, their approval and clearance letter must be included.
Service locate records and a plumbing data form might also be needed depending on the project scope. Some projects require a CCTV inspection video of existing drains and laterals to prove there are no blockages or issues before you begin.
How to Submit a Markham Grading Plan Application
All applications must go through the City of Markham’s online portal called ePLAN. First, you’ll need to register an account on the platform. Once logged in, you start your application and upload your documents.
Make sure your submission meets the city’s ePLAN Submission Standards or it will be rejected. The RGS team will prescreen your application to check for missing information. If something is missing or unclear, they’ll ask you to revise and resubmit.
Once your application passes prescreening, it enters the formal review phase. You will receive comments from the different departments involved. After making the required changes and resubmitting, the city will issue a final acceptance letter and a stamped grading plan. Then you can move forward with your building permit.
How Much Does a Grading Plan Cost in Markham?
The City of Markham charges a review fee when you submit a grading plan as part of the RGS application. As of now, the standard fee for a Type I or Type II application is three hundred fifty dollars plus HST.
This fee must be paid at the time of application. If your submission is rejected or needs major revisions, you may need to pay additional fees.
For servicing connection applications or revision submissions, the fees vary based on the scope of work. The city determines the final amount after they accept your submission.
Also, this is just the city’s fee. You’ll also need to pay a licensed engineer or land surveyor to create the plan. Their fees vary depending on lot size, complexity, and whether other reports like stormwater briefs are needed.
What Happens After the Grading Plan Is Approved?
Once the City of Markham approves your grading plan, they will stamp the document and send it back to you. This stamped plan becomes part of your building permit application.
You can now submit for a building permit through the city’s planning and development department. The city won’t let you start any site work, demolition, or excavation until all permits are approved.
During construction, you must follow the approved grading plan exactly. If you change anything on site without city approval, you can face fines, stop-work orders, or even be forced to tear things out and rebuild them.
This is why it’s so important to work with professionals like Elmid Design Inc, who specialize in grading plan preparation and know how to keep everything in line with city standards.
Final Step: Lot Grading Certificate After Construction
After construction is complete, your responsibilities are not over yet. Before you can close your building permit or sell your home, you need to submit a Lot Grading Certificate.
This certificate confirms that the final grade of your property matches the approved grading plan. A licensed Professional Engineer or Ontario Land Surveyor must inspect your site and sign off on it.
This certificate gets submitted to the city and becomes the final document in your file. Without it, your permit can’t be closed and you might not be able to get financing or occupancy.
Make sure this final inspection is planned early. Sometimes homeowners are caught off guard and can’t sell or refinance their property due to a missing Lot Grading Certificate.
Common Problems and How to Avoid Them
One of the most common problems is submitting incomplete or inaccurate plans. These get flagged at prescreening and delay the entire process. Another issue is failing to account for neighboring properties, which can create drainage disputes after construction.
You also don’t want to skip the Arborist Report. The city takes tree preservation seriously, and if you fail to follow the right process, your entire project can be put on hold.
Working with experts like Elmid Design Inc helps avoid these issues. They know what the city looks for and how to submit everything correctly the first time.
Why Choose a PEO-Certified Engineering Firm?
The City of Markham requires that your grading plan be prepared by a licensed Professional Engineer or Ontario Land Surveyor. Choosing a firm that is certified by Professional Engineers Ontario (PEO) guarantees that they meet Ontario’s strict engineering standards.
Elmid Design Inc is a trusted engineering company with a Certificate of Authorization from PEO. They have a long track record of working with residential infill projects, servicing plans, and grading certifications in Markham and across the GTA.
Partnering with a certified firm means your application gets done right, fast, and without costly delays.
FAQs
What is the purpose of a Markham grading plan?
The purpose of a Markham grading plan is to ensure water drains safely from your property without causing flooding or erosion to neighboring lots. It also helps protect the city’s stormwater system.
Do I always need a grading plan for construction in Markham?
You need a grading plan for all new detached residential builds and for additions affecting more than fifty square meters of ground surface. You may also need one for servicing upgrades or changes.
How long does it take to get a grading plan approved in Markham?
Approval times vary based on the complexity of the project and whether your documents are complete. It can take a few weeks to several months depending on revisions and reviews by various departments.
Who can prepare a grading plan in Markham?
Only a licensed Professional Engineer or Ontario Land Surveyor can legally prepare a grading plan for submission to the City of Markham.
How much does it cost to hire someone for a grading plan?
Engineering fees vary depending on property size and scope. Most homeowners should budget between $1,500 to $3,500 for a complete grading plan, topographic survey, and any required reports.
What happens if I change the grading on site without approval?
If you make unauthorized changes to your site grading, the city can stop your work and require you to redo everything. You could also be fined or delayed in getting occupancy.
Can I submit paper copies of my grading plan?
No. The City of Markham only accepts digital submissions through their ePLAN portal. Paper copies will not be reviewed or processed.
What Is a Lot Grading Certificate and Why It Matters
After construction is completed, homeowners in Markham must submit a Lot Grading Certificate to the city. This document confirms that the grading on your lot was built exactly as shown on the approved grading plan.
The Lot Grading Certificate must be signed and sealed by a licensed Professional Engineer or an Ontario Land Surveyor. Without it, the City of Markham will not close your building permit. It may also delay final inspections, occupancy approvals, and future sales of the home.
This certificate verifies that water flows properly away from the house and toward legal drainage paths, not onto a neighbor’s yard or into the street. The city will not accept visual inspections or self-certification. It must be officially prepared and submitted.
Delays in obtaining this certificate usually come from site changes made during construction that were not approved. That’s why it’s important to follow the original grading plan exactly or to submit a revision before making changes.
Understanding Service Connections in Grading Plans
When your project involves new water or sanitary sewer connections, the grading and servicing plan becomes even more critical. These connections must be shown on your plan with exact location and depth details.
Markham often provides the quotation for service connection work. You will be responsible for all costs, and payment must be made before the work begins. These fees are in addition to your grading plan application fees and construction costs.
You’ll also need to provide utility locate records and a plumbing data form. Some projects require a CCTV inspection video of existing services to confirm that pipes are clear and undamaged.
Missed or inaccurate servicing information can lead to costly delays or even require re-digging and re-grading your site. Professional support from Elmid Design Inc can help avoid these issues by producing detailed and accurate drawings from the start.
The Role of TRCA in Grading Plan Approvals
If your property is near a watercourse, floodplain, or regulated area, your grading plan must also be reviewed by the Toronto and Region Conservation Authority, known as TRCA.
This additional review ensures that your construction won’t impact natural habitats, flood zones, or protected green space. TRCA approval is mandatory before the City of Markham will finalize your grading plan acceptance.
You may be required to submit environmental assessments, slope stability reports, or erosion control details. The TRCA process can take longer than the city review, especially during peak application times, so early submission is key.
If you fail to obtain TRCA clearance, your entire grading plan application will be placed on hold. This is why experienced engineering consultants like Elmid Design Inc factor in TRCA regulations early in the design process.
How to Avoid Common Mistakes with Grading Plans
The most common reason grading plan applications are rejected is due to incomplete or non-compliant documents. City engineers need detailed, accurate, and properly labeled plans to proceed.
Another issue is ignoring feedback during the prescreening process. If your submission is missing information or is unclear, the city will ask for revisions. Delaying those changes slows down your project timeline significantly.
Trying to skip professional services is another mistake. Homeowners who attempt to prepare plans themselves or hire unlicensed designers often end up spending more money correcting errors than they would have by hiring a certified engineering firm in the first place.
Elmid Design Inc offers full grading plan services with experience working directly with Markham Engineering, Tree Preservation, and TRCA. Their expert team ensures your plan meets all standards on the first submission.
Why Your Grading Plan Must Match On-Site Construction
One of the biggest compliance problems happens when the final built grade doesn’t match the approved grading plan. This leads to failed inspections and can delay permit closure or property resale.
Changes might seem small during construction. Maybe the driveway was sloped differently or the backyard was filled a little higher than shown. But these small differences can change drainage flow and affect nearby properties.
Markham inspectors will not approve your Lot Grading Certificate unless the site matches the drawing. If it doesn’t, you must bring the grading into compliance or submit a revised plan and pay for another review.
Working with a PEO-certified company like Elmid Design Inc ensures that construction is monitored and built according to plan. They also provide final inspection services to certify compliance and prevent costly rework.
What Is the Tree Assessment and Preservation Plan?
If trees exist on or near your construction site, Markham requires you to submit a Tree Assessment and Preservation Plan. This document identifies which trees will be protected, which may be removed, and what measures will be taken to protect roots during construction.
An Arborist Report may also be needed. It includes details about tree species, health, size, and recommendations for protection or removal.
These documents are reviewed by the Tree Preservation Department, and their approval is required before your grading plan can be accepted.
Ignoring tree protection can lead to heavy fines and stop-work orders. Roots can be easily damaged by excavation or trenching, even if the tree looks untouched. Always involve a certified arborist early in your planning phase to avoid problems.
Can You Submit a Grading Plan Without a Heritage Permit?
If your property is designated under heritage regulations or located in a heritage district, you must obtain a Heritage Permit before submitting your grading plan. The City of Markham will not proceed with your RGS application until this step is complete.
The Heritage Permit reviews whether your proposed grading and construction will impact the historic value of the home or neighborhood. Even landscaping changes or retaining walls can trigger a review.
Always contact the Heritage Planning Division early to determine if your property is affected. Failure to do so will delay your grading plan and building permit application.
How to Get Professional Help with Your Markham Grading Plan
The best way to ensure your grading plan is accepted on the first try is to hire professionals who know what the City of Markham requires. That’s why so many homeowners choose Elmid Design Inc.
This licensed engineering firm is fully authorized by Professional Engineers Ontario and has completed hundreds of grading and servicing plans across Markham. They know the ins and outs of the RGS process and how to avoid delays.
Their services include topographic surveys, drainage analysis, servicing design, Arborist coordination, and final Lot Grading Certification. They also handle TRCA submissions when needed.
If you’re ready to get started or just want expert advice, reach out to Elmid Design Inc for a consultation.
FAQs
What happens if my lot doesn’t pass final grading inspection?
You’ll need to bring the site into compliance with the approved grading plan. This might involve regrading or submitting a revised plan. You cannot close your permit until the Lot Grading Certificate is accepted.
Can I change the grading plan after it’s been approved?
Yes, but you must submit a revised application and updated documents. The city will review your changes before granting a new approval.
Does Markham offer refunds if my application is denied?
No. All application fees are non-refundable, even if the city rejects your submission due to errors or missing information.
How can I check if my property is in a TRCA-regulated area?
You can contact TRCA directly or consult with your engineering consultant. Properties near rivers, creeks, wetlands, or valleys often fall under TRCA jurisdiction.
Is it faster to use an engineering firm instead of doing it myself?
Yes. Firms like Elmid Design Inc know exactly what the city looks for, which reduces the chances of delays and revisions. You save time and avoid the stress of rejected applications.
Why Elmid Design Inc Is the Top Choice for Grading Plans in Markham
Elmid Design Inc is a trusted engineering firm proudly authorized by Professional Engineers Ontario (PEO), making it a top-tier choice for homeowners and builders who need reliable grading plans in Markham. With deep expertise in residential infill developments, servicing layouts, and stormwater management, Elmid Design Inc ensures your Markham grading plan meets all city regulations the first time. Their team of licensed engineers and surveyors delivers precise, code-compliant drawings that help you avoid costly delays and rejections. Backed by years of experience and a client-focused approach, Elmid Design Inc combines technical accuracy with responsive support, making your building process smooth from application to final inspection. If you want your project handled by professionals who understand the local requirements inside and out, Elmid Design Inc is the team to trust.
Geographic Locations That We Service:
Our Licensed Professional Engineers specializing in Engineered Site Grading Plans offer the best-engineered site grading plan, lot grading and erosion plan, and drainage plan to obtain site plan approval and building permits in Ontario, including a wide range of municipalities. Each area boasts unique features and requirements, making our tailored approach essential for success.
Toronto and Surrounding Areas
In the vibrant heart of Ontario, we service Toronto (City of Toronto) and surrounding areas. Additionally, we cover Oshawa (City of Oshawa), Pickering (City of Pickering), and Clarington (Municipality of Clarington). Furthermore, our expertise extends to Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), and Uxbridge (Township of Uxbridge).
Halton Region
Moving to the Halton Region, our services encompass Burlington (City of Burlington) and Halton Hills (Town of Halton Hills). Also included are Milton (Town of Milton) and Oakville (Town of Oakville).
Peel Region
In the Peel Region, we provide services in Brampton (City of Brampton), Mississauga (City of Mississauga), and Caledon (Town of Caledon).
York Region
Our services in the York Region cover Vaughan (City of Vaughan), Aurora (Town of Aurora), and East Gwillimbury (Town of East Gwillimbury). We also cater to Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (City of Richmond Hill), Whitchurch-Stouffville (Town of Whitchurch-Stouffville), King (Township of King), and Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury). Each municipality here offers a distinct setting, requiring our specialized approach.
Other Southern Ontario Cities and Towns
We also serve many other cities and towns in Southern Ontario. These include Hamilton (City of Hamilton), St. Catharines (City of St. Catharines), Niagara on the Lake (Town of Niagara on the Lake), Brant (County of Brant), Cambridge (City of Cambridge), Kitchener (City of Kitchener), Waterloo (City of Waterloo), and Woodstock (City of Woodstock). Furthermore, we operate in Guelph (City of Guelph), Centre Wellington (Township of Centre Wellington), Shelburne (Town of Shelburne), Orangeville (Town of Orangeville), New Tecumseth (Town of New Tecumseth), Essa (Town of Essa), Collingwood (Town of Collingwood), Wasaga Beach (Town of Wasaga Beach), Barrie (City of Barrie), Midland (Town of Midland), Orillia (City of Orillia), Ramara (Town of Ramara), Minden Hills (Town of Minden Hills), North Kawartha (Town of North Kawartha), Kawartha Lakes (City of Kawartha Lakes), Peterborough (City of Peterborough), Selwyn (Town of Selwyn), and Brighton (Municipality of Brighton).
