New Residents

When you finally move into your new home, here’s what you can typically expect:

• The developer and builder will continue their work around your property as your lot grading and sodding may not be complete and other homes may still be under construction
• The builder is still responsible to keep roads clear and safe for traffic including cars, garbage trucks, and for service, delivery and emergency vehicles
• The Town is responsible for snow removal and garbage pickup
• Construction of neighbourhood parks may still be in progress
• Sidewalks may not be completed
• Maintenance may be required for underground infrastructure so be aware of work crews inspecting sewers and flushing hydrants
• Completion of curbs and final road paving are one of the final steps prior to Town acceptance and the start of the maintenance period
• Other lots within the subdivision may be under construction or vacant when you move in

The Town is clear about its expectations of developers’ site maintenance. If you have any questions or concerns please contact the Town.

Living in a Construction Zone

All new subdivisions have nuisances pertaining to noise, traffic, dust and debris. As these can be an annoyance to homeowners, the Town requires the developer/builder to minimize them wherever possible.
Homeowners are asked to have patience and contact their builder regarding any concerns.

Documents

There are several important documents you should review when buying a new home. These documents and plans will help familiarize you with your new home and neighbourhood. They may include legal jargon and it may be helpful to have your solicitor review the documents with you.

Subdivision Agreement

A subdivision agreement is a legal document that clearly states the developer’s obligations to the municipality for construction of roads, sewers, watermains, parks, open spaces and other services in your subdivision. Purchasers are urged to review these agreements with their solicitor, especially the warning clauses and special conditions, before signing purchase documents.

Warning Clauses

Warning clauses alert new homeowners to specific items related to their subdivision. These may include noise, environmental restrictions, use of public spaces, etc. Agreements of purchase and sale for new homes will include clauses to point out these items.

Utility Plans

Utility plans include above-ground structures associated with utilities and services such as electrical transformers, telephone pedestals, community mailboxes, and streetlights. This information should be posted in the subdivision sales office once available. For inquiries regarding community mailboxes, please contact Canada Post at 1-866-607-6301. For information about cable TV boxes, or internet, please contact a local service provider. For all other inquiries please ask your builder.

Grading and Site Plans

Grading plans outline the change in grade or elevation for the site. A grading plan of your specific lot is available at the sales office. These plans are helpful because your property may appear flat when in fact it could include slopes or drainage features such as:

• Swales – shallow grassed drainage channels with gently sloping sides to collect and direct storm water
• Retaining walls – structures that hold back soil and replace undesired steep slopes
• Slopes – a vertical rise or fall. For example, in the grading plan shown, it may not be obvious from the overhead view (figure 1) that there is a drop of 2 meters in the grade of the property. This only becomes clear when you see an elevation view (figure 2). Elevation plans may not always be available, however, the developer should be able to describe this to you based on the grading plan. Many factors may be important in your purchasing decision and we recommend that you learn as much as you can about the property before you buy it.

Figure 1

Figure 2

When you buy a home in an established community you can drive around the neighbourhood and see what services and community features you will have access to. If you are buying a home in a new subdivision some of these features may not have been built yet. Here are a few things to consider when purchasing your new home:

• Roads
  Is the property located near a highway or collector road (which connects one major road to another) and what are the anticipated traffic and noise implications?
• Street Parking
  What will the street look like when cars are parked on it?
• Sidewalks
  Will you have a sidewalk on your side of the street? Remember this may affect parking in your driveway.
• Street Lighting
  Are street lights planned to be located in front of your home? Will lighting spill into front rooms of your house and, if so, will that be an issue?
• Parks and Trails
  Are any parks or trails planned nearby? Are you alright with increased foot traffic nearby?
• Postal Service
  Will there be a community mailbox in your neighbourhood? If so, where will it be located?
• Proposed Future Land-Use
  Will there be future developments, highways, and or hydro transmission lines? (Be sure to ask about any vacant properties. Don’t assume they will not be developed.)
• Existing/Proposed Transit Routes
  Is the property located on a transit route? Where will bus shelters be located?
• Existing/Proposed Schools
  Will you be within walking distance of a school? Are you prepared for busy pick up and drop off times?
• Street Trees
  Are trees planned for the boulevard? If so, how would this affect any landscaping plans you might have?

When Will I Get a Tax Bill?

You are responsible for taxes on both the land and building(s) you own from the date you take possession. However, assessment on a newly built home will not happen immediately. Supplementary bills can occur up to three years after the date of purchase. The process looks like:

1. You (the new homeowner) purchases your new home from a builder. The builder is responsible for all taxes on the assessed land.
2. The builder will pay the necessary tax bills on the assessed land only while the home is under construction. The buildings won't be assessed until they are complete.
3. Once an occupancy permit has been issued and you take possession the builder will transfer the land to you. You are now responsible for all tax bills related to this property. At this time tax bills will continue to be based on the value of the land as the house has not yet been assessed by MPAC.
4. MPAC will receive a notification that the home is complete and that they need to assess the house. It can then take up to 36 months for MPAC to assess the property and provide the information to the Town.
5. Once the Town receives the assessment information from MPAC a supplementary tax bill will be issued.* Supplementary bills will include the assessed value from the date you took possession and may also reflect any increase in taxes resulting from additions or improvements to your property such as a pool, deck or finished basement.

• View bills, account balances and transactions
• Receive your tax and water bills via email
• Pay online (A service charge by the credit card processing company, independent of the Town, will be charged)

Developer

• Grading and drainage of the subdivision
• Perimeter fencing around the subdivision
• Installation of sewers, watermains, and stormwater management ponds
• Construction of roads, curbs and sidewalks
• Coordination of installation of utilities (hydro, gas, telephone and cable)
• Installation of street lighting
• Initial landscaping of public areas, including street trees
• Construction of privacy and acoustic fencing
• Road maintenance (prior to assumption)

• Home construction
• Lot grading and sodding
• Driveway paving (subject to your agreement of purchase and sale)
• Managing construction debris and construction traffic during development

• Road maintenance (after assumption)*
• Snow removal
• Garbage pick-up
• Street trees (after assumption)
• Parks and trails (after assumption)
• Building permits
• Parking and by-law enforcement
• Emergency Services

• Understanding the terms of your agreement of purchase and sale
• Proper maintenance of your lot
• Landscaping and fencing once lot grading is complete and sod is established
• Checking with the Town prior to making any changes to your property (this will ensure relevant permits are obtained and complied with)
• Maintaining working smoke alarms and knowing two ways out of every room in the event of an emergency

You should contact the Town before you begin landscaping or install fencing, sheds, decks or pools. Discuss these changes with staff to ensure that you have the permissions you require and to ensure that all Town standards and regulations are met.

Driveways

Refer to your agreement of purchase and sale to determine who is responsible for paving your driveway and when it may be done. Once your driveway is paved, if you wish to expand or refinish the driveway, please contact the Town to determine permitted locations and maximum widths. Approval from the Town’s Development Engineering Branch is required for any proposed expansion.

Pools

Every builder will have rules regarding pool installation prior to assumption and homeowners should read their agreement of purchase and sale for these details. Until the subdivision is assumed by the Town, the developer is responsible for all lot grading and drainage which may be affected by the installation of a pool. During this period, a pool permit cannot be issued without the written consent of your developer and/or builder. If the developer and builder agree to allow a pool, you will need to apply for a permit from the Town to construct the pool and you will also be required to safely secure the property with appropriate fencing and gates. If access to Town land is needed, please speak with the Town’s Development Engineering Branch about the required permit.

Sheds and Decks

To determine if you require a building permit, please contact the Town’s Building Branch and speak with a Permit Coordinator. Any alterations to grade must conform to the requirements of the Town and must not impact the overall drainage patterns in the area. Do not landscape, erect fencing, or construct decks or sheds that may alter the grading and/or drainage on your lot or that of a neighbouring lot without first obtaining approval from the developer (prior to assumption) or from the Town (after assumption). Detached sheds with an area of 10m2 or less do not require a building permit. However, the shed location and height must conform to the Town zoning by-law. If you don’t get the required approvals, you might be required to dismantle unpermitted sheds and decks at your own expense.

Accessory Apartments

The Town permits one accessory apartment in single detached and semi-detached residential units, provided certain criteria, such as sufficient parking spaces and municipal servicing, are satisfied. In addition, apartments must be located at least 50% above grade (i.e. basement apartments are prohibited). In order to understand all applicable regulations and policies, it is important to consult with the Town prior to establishing an accessory apartment. All accessory apartments must be registered and inspected by the Town. This ensures that proposed apartments meet health, safety and zoning requirements under the building code, fire code, zoning by-law and property standards by-law. Registering two-unit names also provides critical information to Emergency Services trying to locate an apartment in the event of an emergency.

Street Trees

The developer is responsible for the installation of street trees. The species and locations of the trees are determined by the Town. Planting takes place in the spring or fall after the sod has been laid by the builder. The spacing and location of the trees vary and not every lot will receive a municipal street tree. For street tree issues that cannot be addressed by the developer you can contact the Town’s Parks Branch.

Grading, Sodding and Unfinished Exterior Work

Homeowners must not alter lot grading without permission from the developer (prior to assumption), or from the Town (after assumption). If you intend on carrying out any approved landscaping or grade alteration, ensure water is not inadvertently directed toward your home’s foundation. Prior to subdivision assumption, issues of improper drainage or water ponding remain the responsibility of the developer. If you need assistance you can call the Town’s Development Engineering Branch.

Sodding of your lot might not be carried out until months after construction of the home to allow the disturbed soil to settle. It may also be delayed due to seasonal planting conditions and availability of sod. Contact your builder to find out when exterior work will be finished.

A professional engineer working on behalf of the developer must certify the final grading of lots to ensure it satisfies the drainage plan approved by the Town. This certification takes place after the property has been graded and sodded.

New Sod

The Town has a by-law which allows residents to conduct outdoor watering every other day from May 15 to September 30. Houses with odd numbers may water outdoors on odd numbered days of the month and even house numbers may only use water outdoors on even numbered days of the month. Watering is allowed from 6 to 10 a.m. and 6 to 10 p.m. on odd/even days. When you receive your new sod, there is a one-month grace period which allows you to water new sod/seed every day. The municipality and Region reserve the right to introduce a water use ban during a water shortage. This will be posted on the Town’s website and shared with residents if applicable.

New Tree Plantings

The Town plants new trees in the fall and spring. These trees will have mulch placed around them to protect the trees as they grow. The mulch may not be removed from the base for any reason. Residents should keep the soil moist but not saturated. No gardens or planters may be placed around the base of the tree as this can affect the ability for the tree to properly grow. These trees are under warranty with the contractor for two years, however no alterations can be made to the planting site. For more information about trees or tree plantings, visit www.eastgwillimbury.ca/trees.

Fencing

Developers usually install acoustic fencing and corner lot screen fencing where required for noise attenuation. Additional fencing is installed by the developer to delineate public areas such as parks, walkways, natural areas and in some instances stormwater management ponds.

Fencing on individual properties is not mandatory and may be done at the discretion and cost of the property owner. The homeowner should coordinate with the builder to ensure that the grading is complete and that there are no unresolved drainage issues. A permit is not required for property fencing, although it must conform to Town by-laws. The Town’s By-law Branch can provide information on height and approved materials. The Town does not get involved in
cost-sharing or property line disputes.

Boulevard By-Law

The Town has a by-law that regulates acceptable planting/landscaping and locations that can be used on municipal boulevards. Read the By-Law.