Development Management
We provide expert development management in Toronto and across the GTA. If you own land or a building with development potential and do not have a development team in-house, the work of turning it into a project can be handled by our team. Here at Myhal Construction, we offer development management and development consulting services for landowners, institutions, non-profits, family offices and developers, alongside our owner’s representation and construction project management. All the while, we hold no interest in the land and take no share of the deal. You keep the project. We supply the experience and the day-to-day leadership it needs to move.
From the land to the lease-up
We know that most of a development’s value is decided before a drawing exists: what the site will cost to build on, what the approvals path really looks like, what the development charges and fees do to the pro forma, and what a lender will fund. Our team works through those questions in order, and keeps working through design, procurement, construction and hand-off so that the answers hold all the way to a stabilized building.
Type of project
No matter what type of site you have, you will be able to count on our team. Purpose-built rental and condominium, mixed-use on a transit corridor, institutional and community buildings, surplus lands, industrial and commercial. A single mid-rise or a phased master plan can be handled by our team, because the work is the same discipline at a different scale.
Development experience
The people at Myhal Construction have the right kind of experience for this. We have spent more than twenty years on the owner’s side of development and construction in Toronto, built at Oxford Properties, one of Canada’s largest owner-developers, and at PCL Constructors, with over $3 billion delivered. We led all preconstruction planning on the $3 billion Scarborough Junction community and worked from early development through completion on Bellwoods House, and we know what an approvals schedule, a pro forma and a construction budget look like when they are honest.
Approvals, financing and documentation
We get the work done, and then we give you the documentation the project runs on: a development budget and schedule, a consultant procurement record, an approvals tracker, a monthly report your board and your lender can read, and a clean hand-off to whoever operates, leases or sells the building. You will always know where the project stands, including when the news isn’t good.
Development management services in Toronto. From acquisition to stabilization.
Acquisition & due diligence
What the site will actually cost to build on: servicing, grade, soils, easements, approvals path and carrying cost, tested before the land closes.
Feasibility & pro forma
Highest-and-best-use, a built construction budget, development charges and fees, and return tests your partners and lender can rely on.
Approvals strategy
Official plan and zoning amendments, site plan, minor variances and Ontario Land Tribunal strategy, with the planning team procured and managed to a schedule.
Consultant team & design management
Planner, architect, civil, traffic, environmental and the rest, selected, contracted and kept aligned to the pro forma through every stage.
Financing & lender coordination
CMHC applications, lender due diligence, cost consultant and loan monitor liaison, and a development budget the bank will fund.
Delivery interface & closeout
Procurement route, construction oversight through our owner’s representation, and the hand-off to leasing, sales, occupancy and stabilization.
Our Toronto development management process. Assess, plan, run.
Assess the site and the idea
You shouldn’t assume your land needs a full development program until we have looked at it. We test the use, the approvals path, the servicing, the budget and the returns, and we tell you plainly whether the project works and what would make it work better. Sometimes that analysis kills a deal. That is a good outcome, and a cheap one.
Build the plan and the team
A pro forma with a built construction budget in it, a development charge and fee estimate that reflects the current rules, an approvals strategy with a schedule, and the consultant team procured on terms structured around your interests. Agreed with you before the first major commitment.
Run it, and report it straight
Approvals, design, financing coordination, procurement and construction oversight, with a monthly report that shows cost, schedule, risk and the decisions in front of you. Landowners and institutions don’t have time to run a development on top of the organization that owns it. That is what we are for.
Development management in Toronto, ON. The rules change every year.
Development charges in Toronto have changed in each of the last three years. Bill 185 (2024) shortened the period a development charge rate stays frozen after a planning application from two years to 18 months, and Bill 17 (2025) moved payment for non-rental residential to occupancy. The City also paused indexing for 2025 and 2026. In June 2026 the federal and provincial governments committed $1.5 billion to Toronto so the City could cut residential charges by 40 to 60 percent, depending on unit type, for roughly three years. Council adopted the reduced rates in July 2026 and extended the indexing pause through 2029; they apply to developments whose first building permit is issued from March 30, 2026, with conditions on when the above-grade permit follows. Rental charges can still be paid in installments, and Bill 17 ended interest on those installments from November 3, 2025. Inclusionary zoning in Toronto’s transit station areas is on hold, because Ontario Regulation 15/26 exempts rezoning, site plan and building applications made before July 1, 2027. Site plan approval has a 60-day timeline in the Planning Act, and the province’s March 2026 site plan proposal cites a 2024 industry report putting the Ontario average at 23 months. On smaller sites the first approval is often a minor variance or consent at the Committee of Adjustment, and our guide to the Committee of Adjustment in Toronto covers how that hearing works.
On the financing side, CMHC’s Apartment Construction Loan Program lends up to 100 percent of the cost of a rental project’s residential component. MLI Select moved to a new premium discount schedule in July 2025, and it measures energy efficiency on new construction against the 2020 National Energy Code and National Building Code. Toronto Green Standard Version 4 applies to planning applications received since May 1, 2022, and the City has used interim Version 4 checklists since Bill 98 received Royal Assent on June 2, 2026. None of this is a reason not to develop. All of it is a reason to have someone beside you who has read the current rules, filed under them, and built the budget around them. Read more about building in Toronto and Mississauga, or see how development management pairs with preconstruction planning.
Who hires a development manager. Owners with a site and no development arm.
Institutions with surplus or under-used land: hospitals, school boards, colleges, faith groups and municipalities. Non-profit and co-operative housing providers who have won a City or CMHC opportunity and now have to deliver a real building. Family offices and private landowners with a site that is worth more built than held. First-time and part-time developers who want to keep the deal but not learn the process on their own money. And established owners who need a development arm for one project without hiring one. Homeowners adding a garden or laneway suite call us as well; start with what a garden suite costs in Toronto and building a laneway house in Toronto.
Common questions.
What does a development manager do?
A development manager runs a real estate project on the owner’s behalf from land through to a stabilized building: due diligence, feasibility, approvals, the consultant team, financing coordination, construction oversight and the hand-off to leasing or sales. The owner keeps ownership, control and the upside. The development manager supplies the experience and the day-to-day leadership.
How is development management different from project management or owner’s representation?
A project manager or owner’s rep is focused on delivering the building: design, procurement, construction and closeout. A development manager works upstream of that, on the land, the pro forma, the approvals and the financing, and downstream on lease-up. On most projects we do both. See owner’s representation and construction project management.
How is this different from hiring a fee developer or a development partner?
A fee developer or partner typically takes a share of the deal, a place in the ownership structure, or both. We are paid a fee under a development management agreement, hold no interest in the land and carry no competing interests. You keep the project.
How much does a development manager cost in Toronto?
Across the industry, development management is typically priced at a small percentage of total development cost, or a fixed monthly fee for pre-development work, and it is carried as a soft cost in the pro forma that lenders will generally fund. Call 647-932-2902 and we will give you a number for your project and your stage.
Do I need a development manager?
If you own land or a building with development potential and do not have a development team in-house, yes, or you will build one by accident out of your own time. Institutions, non-profits, family offices, landowners and first-time developers are the owners who call us most.
How long does development take in Toronto?
It depends on the site and the approvals path, so we don’t give a timeline until we’ve looked at both. The work runs through feasibility, approvals, design, financing and construction, and on most sites the approvals set the pace. Design and financing can move forward while the later approvals are still in front of the City, which is where a schedule can be tightened. Our article on what developers get wrong about schedules covers where the time goes.
Do you work outside Toronto?
Yes. Mississauga, Brampton, Vaughan, Markham, Oakville, Hamilton, Durham and north to Barrie. Approvals, development charges and timelines differ in every municipality, which is much of the point. See where we work.
Own a site with potential? Call before you commit to a plan.
Development management for landowners, institutions and developers in Toronto and the GTA.