Contact Us
People who are thinking about purchasing a home in a new subdivision usually have a list of questions regarding their rights and what they may or may not be permitted to do.
For the convenience of new home buyers, a list of frequently asked questions with links to answers has been prepared as follows:
What is a Subdivision Agreement?
A Subdivision Agreement is a registered document entered into between the Subdivider and the Municipality and clearly states the Subdivider's obligations to the Municipality for construction of roads, sewers, watermains, parks, open spaces, and other services in your Subdivision. These are complex legal documents and Purchasers are urged to review these agreements with their Solicitor, especially any warning clauses and special conditions, before signing the purchase documents.
What are Purchaser warning and advisory clauses?
In some instances prior to approval of a Subdivision, a Subdivider requires approval from outside agencies including the local Conservation Authority and Railway. In some instances these outside agencies ask that certain warning and advisory clauses be placed in the Subdivision Agreement. All Purchase and Sale Agreements should include notice of these warning and advisory clauses, thereby alerting new homeowners of potential issues regarding their Subdivision. Purchasers should carefully review these clauses with their Solicitor. Purchasers are also welcome to contact the Municipality's Planning Department for clarification.
What are Subdivision Restricted Covenants?
In some instances a Subdivider will register on the title of new Subdivision lands Restricted Covenants dealing with issues relating to parking, fencing, landscaping etc. in the Subdivision. These Restricted Covenants are between the Subdivider and property owners. The Municipality has no involvement. These should be discussed with a Solicitor.
What are the Subdivider's responsibilities?
The Subdivider is responsible for an overall grading and drainage plan for the Subdivision; construction of sewers, watermains, roads, curbs and sidewalks; street lighting and perimeter fencing (if required) in the Subdivision.
What are the Builder's responsibilities?
The Builder is responsible for constructing your house, grading and sodding of the lot to match the overall plan as approved by the Municipality and driveway construction. Driveway widths are approved by the Municipality at the Building Permit Stage. Purchasers wishing to change that driveway width should contact the Municipality's Roads Department.
Will there be a hydro box, sidewalk, community mailbox or lamp post in front of my property?
Information regarding the placement of hydro boxes, sidewalks, community mailboxes, lamp posts, etc. which may abut your property can be obtained from either the Subdivider or your Builder. You can also contact the Municipality's Planning Department.
The following Municipal standards apply to the construction of sidewalks:
For information about community mailboxes, please contact Canada Post.
What does final acceptance or assumption of new Subdivision mean?
Final acceptance and/or assumption of a Subdivision occurs when the Municipality assumes responsibility for the maintenance of all municipal services from the Subdivider. This typically occurs within three to six years after the registration of the Subdivision, or when all the Subdivider's requirements have been fulfilled. Until this happens, the Subdivider is responsible for all municipal and regional services and maintenance of the streets with the exception of snow clearance and garbage pickup. Unassumed roads are open to the public and subject to conventional rules of the road under the Highway Traffic Act including parking regulations.
What does it mean to wait for final lot grading certification?
A professional engineer working on behalf of the Subdivider must certify the final grading of lots to ensure it meets the overall drainage plan approved by the Municipality. This certification takes place after the property has been graded and sodded. Homeowners should not alter lot grading without permission from the Subdivider. Please note that detrimental alterations without consent may result in costly expenses for the homeowner.
I gave my builder a deposit when I bought my home. When do I get my money back?
Builders often require deposits before closing to ensure that new homeowners do not alter the grading of their lot before final certification. The Municipality does not require the Builder to take these deposits. Lot grading deposits are taken by the Municipality with the issuance of a Building Permit. The homeowner should check their Agreement of Purchase and Sale to determine when the Builder will return the deposits.
Who do I contact about my water service?
Strathroy-Caradoc's Environmental Services Department is responsible for all services related to water and sanitary sewers (not storm sewers). The Subdivider is responsible for the construction and maintenance of water and Sanitary sewer services until the Subdivision is assumed by the Municipality. For more information call the Environmental Services Department or visit the Water/Waste Water page.
Do I need a building permit for a shed, deck, fence, pool, to finish my basement, or to install an air conditioner?
To determine if you require a Building Permit, or to ensure compliance with the Municipality's Zoning By-law regarding setbacks from property lines, size etc. please contact the Building Department. In addition to a Building Permit, a Pool Enclosure Permit may be required.
When can I construct a fence, pool, patio, shed, or deck on my property?
In most instances, you will require approval from the Builder or Subdivider, since fencing, pools, and landscape work may alter the grading on your property. Builders and Subdividers can require that homeowners dismantle fences, decks, sheds, etc. if necessary to complete their grading and drainage works. Do not landscape, erect fencing, decks or sheds or install a pool that may alter the grading and/or drainage on your lot, or that of a neighbouring lot. Any alterations to the grade must conform to the requirements of the Municipality and must pose no impact to the overall drainage patterns in the area.
I want to install a pool on my property. How do I proceed?
You should review your Agreement of Purchase and Sale, any Restricted Covenants and discuss the idea this with your Builder and the Subdivider. The installation of a pool may result in changes to the grading or drainage. Should the Subdivider and Builder agree to a pool structure, authorization from the Municipality is required. As part of the Municipality's Pool Enclosure By-law, homeowners are required to apply for a permit to construct a pool and safely secure the property with appropriate fencing, gates and separation distances.
When will the Builder complete the grading, sodding and any unfinished exterior work?
Sodding of your lot may be carried out months after construction to allow for settling. It may also be delayed after occupancy of your home due to seasonal availability of sod. Contact your Builder to find out when exterior work will be finished. Municipal consent to occupy the home will be granted as soon as safety and basic service requirements are met, however, this does not guarantee that the home will be completed to the homeowner's satisfaction. For example, the Municipality will grant occupancy when one toilet and one sink are installed and operational, regardless of the number of washrooms included in the house plans. Purchasers are urged to review completion issues with their Solicitors.
How can I access the plans for my house and/or lot?
Homeowners or purchasers should contact their Builder for specific plans and drawings. The Municipality may have drawings on file as part of the Building Permit process. Copies of these drawings may be obtained through Freedom of Information and can be duplicated for a small fee by contacting the Building Department.
Can I landscape or plant trees, shrubs, flowers or place structures on Municipal boulevards?
Vegetation and/or landscaping features can be placed on Municipal lands. Homeowners are encouraged to contact the Municipality's Roads Department for a list of approved species.
There is a landscaped pond in my Subdivision. What is its purpose?
Most new Subdivisions include a stormwater management facility, which often appear as a landscaped pond. These ponds are designed to collect runoff after a heavy rainfall, treat and discharge it into rivers and creeks. Ponds are monitored and maintained by the Subdivider, including routine dredging of the area, until the Municipality assumes the Subdivision.
I have an easement on my property, what does that mean?
The purpose of the easement is to protect buried infrastructure which has been installed on a portion of your property (i.e. - Storm Sewer). This easement gives a legal access to Municipal officials to enter onto the land for the purposes of inspection/maintenance. Sheds, pools or any means of blocking or altering the swale is not permitted. Further information may be obtained by calling the Building Department.
I have a swale on my property, what is it for?
The swale has been installed on your property as a way of handling storm water to flow over land across the swale to a point of outlet. This may be across your neighbours land or to a catch basin located on your property. Sheds, pools or any means of blocking or altering the swale is not permitted. Further information may be obtained by calling the Building Department.
When will my driveway be paved?
Driveway construction within the public road allowance is the responsibility of the Subdivider. It is often recommended that paving a driveway be delayed so that natural settlement can occur. Always refer to your Agreement of Purchase and Sale with regard to construction responsibility and timing of completion.
Can I widen my driveway and who should I contact?
Driveway width entrances are approved by the Municipality at the time of issuance of a Building Permit. Any requests for a change to the entrance width must be obtained from the Municipality's Roads Department.
Is parking on the street permitted?
The side of the street designated for parking is determined early in the Subdivision design process. Between December 1 and March 31, parking is prohibited on all streets between 2 a.m. and 6 a.m. to facilitate winter road maintenance.
Who can I call about snow clearing in Strathroy-Caradoc?
Winter plowing, salting, and sanding services for roads and sidewalks are provided by the Municipality's Roads and Works Operations Department. Please call 519-245-1070 during regular business hours (8:30 a.m. to 4:30 p.m.), Monday to Friday for more information.
Who can I call about school issues such as construction of new schools and busing?
Please refer to the appropriate board of education for information regarding schools and busing. School locations and potential sites are determined by each school board.
Who do I contact for problems or deficiencies in my new home?
Your Builder is responsible for any deficiencies in your new home. First, give your Builder a chance to act on your complaints. If the Builder fails to respond, notify TARION (formerly Ontario New Home Warranty Program) and request assistance within the proper timeframe of your warranty. It is important to record all complaints in writing to both your Builder and TARION. For more information contact the offices of TARION at 1-800-668-0124, visit the TARION website or email info@tarion.com. Please note there are strict time limits in which written complaints must be made to TARION. Purchasers are urged to discuss the complaint process with their Solicitor.
When will garbage collection begin? Where can I get a Wheelie Bin?
Strathroy-Caradoc operates a curbside Wheelie Bin program to collect garbage and recyclables. All waste collection and recycling services are managed by the Municipality of Strathroy-Caradoc. For information regarding waste collection and recycling please visit the Municipal Offices or call 519-245-1070.
Are there rules governing external equipment (ie heating and central A/C, pool pumps and filters)?
Zoning regulations govern the location of external equipment. As regulations vary by zone, owners should check with the Building department to determine what regulations are applicable to their location.
Who is responsible for cleaning mud and dirt off the roadways?
The Subdivider is responsible for maintaining clean and safe roads throughout the construction process. For information or to place a complaint please call 519-245-1070.
Who do I contact regarding construction nuisances?
All new Subdivisions create nuisances and annoyances to neighbours with noise, truck traffic, dust, and debris. The Municipality does require the Subdivider and Builders to mitigate these nuisances and work to reduce them when possible. Concerns can be directed to the Building Department.
What are supplementary and/or omitted tax bills and when are they issued?
Owners of newly constructed homes may initially be assessed and taxed for the value of land only. Owners are responsible for all taxes (land and building) upon possession of the property although it can take up to two years to have your home assessed for tax purposes. Municipal Property Assessment Corporation (MPAC) will issue a supplementary assessment notice, and in turn, the Municipality will issue your tax bill, which is retroactive to the possession date. For more information, please call the Municipality's Tax Department 519-245-1105 ext. 227.
