MZOs: The Fastest Way to Build Long-Term Care Homes in Ontario
For Long-Term Care (LTC) developers and operators in Ontario, time is the most valuable currency. With an urgent need for beds and strict provincial targets to meet, the traditional municipal planning process, which can drag on for years is often no longer a viable option.
The fastest process for building or redeveloping an LTC home today involves leveraging a Minister’s Zoning Order (MZO). This tool creates a direct fast-track through the initial zoning and land-use approvals. However, while an MZO clears the path, walking it successfully requires a structured, expert approach.
The Expedited Process: How an MZO Works
An MZO allows the Minister of Municipal Affairs and Housing to streamline or entirely bypass the traditional municipal planning approval process. While it speeds up zoning, it does not eliminate the need for building permits or licensing.
Here is the roadmap for the expedited MZO process:
1. Secure Provincial and Municipal Support
An MZO is not a solo endeavor. It requires provincial involvement and typically necessitates buy-in from the local municipality. As the proponent, you must demonstrate how your project aligns with provincial priorities, specifically the urgent need to increase the supply of LTC beds.
2. Requesting the MZO
The formal request is submitted to the Minister of Municipal Affairs and Housing. This submission must be comprehensive, including:
A detailed project description and alignment with government objectives.
Maps and descriptions of the land.
A draft zoning order.
Evidence of municipal support and engagement with the public and Indigenous communities (while not statutory, this is generally expected).
Justification for why the expedited MZO path is necessary.
3. Ministerial Review and Order
The Minister has sole discretion to issue the order. If approved, the MZO overrides conflicting municipal by-laws and establishes zoning requirements (height, setbacks, parking) immediately. Recent legislative changes have made this a faster, non-regulatory process to prevent administrative delays.
4. Site Plan Control & Agreements
Even with zoning cleared, the details matter. The MZO may modify site plan control, but landowners usually must enter agreements with the municipality regarding services and infrastructure. The Minister has the power to set timelines for these agreements to ensure the municipality does not stall the project.
5. Securing Funding
With the project defined, proponents can apply for funding programs like the Long-Term Care Capital Funding Program (CFP). Not-for-profit operators may even be eligible to receive funding earlier in the process to assist with pre-construction costs.
6. Building Permits & Construction
This is a non-waivable step. Once zoning is cleared and the design is finalized, the proponent must apply for a building permit under the Building Code Act, 1992. Once issued, shovels can hit the ground.
7. Licensing and Operation
The final hurdle is applying for and securing the LTC operating license to begin admitting residents.
Why HKC Construction is Your Ideal Development Partner
An MZO accelerates the permission to build, but it doesn't build the facility for you. The compressed timeline of an MZO creates a high-pressure environment where mistakes in budgeting or design can be costly. HKC Construction is more than a builder; we are a full-service General Contractor and development partner specializing in the Long-Term Care sector. Whether you are planning a new build or a redevelopment of an existing Class B or C home, we handle every step of the journey.
Here is how we ensure your project succeeds:
1. Feasibility Studies & Land Analysis
Before you even apply for an MZO, we help you determine if the land is viable. We conduct thorough feasibility studies to ensure the site can support the infrastructure required for a modern LTC home.
2. Grant & Incentive Management
Navigating government funding is complex. We assist our clients in identifying and applying for all eligible grants and incentives, including the Capital Funding Program (CFP). We ensure your project is structured to maximize financial support from the province.
3. High-Cost vs. Low-Cost Proposals
We understand that financial viability is key. We don't just give you one price; we work with you to provide tiered proposals.
Cost-Optimized Approach: A proposal focused on efficiency and budget maximization without sacrificing quality.
Premium Approach: A proposal featuring higher-end finishes and advanced amenities.
We help you analyze the ROI on both options so you can make an informed decision that fits your business model.
4. End-to-End Execution
From the moment the MZO is requested to the final operating license inspection, HKC Construction is by your side. We coordinate with architects, engineers, and municipal officials to keep the project moving at the speed the government demands.
Ready to Fast-Track Your Project?
Don't let red tape slow down your vision. Partner with a team that understands the legislative tools and the construction realities of Ontario’s healthcare sector.
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