Severn Township is a large rural and waterfront municipality north of Orillia, with lakes, rivers, seasonal properties, farms and year-round communities.

2026 property taxes and zoning

Severn’s approved 2026 budget produced a 3.92% blended tax increase when the Township, County, policing and education components are combined. For an average home assessed at $340,000, the Township estimates an increase of about $130.24, bringing the total 2026 bill to about $3,455.68. Waterfront, rural and agricultural parcels can also be subject to different zoning and servicing standards.

Permits and additional residential units

Severn updated its ARU framework in June 2026. Council passed Zoning By-law Amendment 2026-40 with Township-wide ARU provisions for several residential, shoreline, agricultural and rural zones, including R1, R2, ER, SR1, AG, RU, RR and GL. An accompanying Official Plan amendment was also adopted and sent to Simcoe County for approval. Building permits, zoning compliance, parking and private servicing capacity still need to be confirmed for the specific property.

Waterfront and rural due diligence

Investigate wells, septic systems, flood and shoreline constraints, conservation regulation, access and seasonal-road considerations where relevant.

Private roads, seasonal access and servicing

Some Severn properties are reached by private or seasonal roads or rely on private wells and septic systems. Buyers should confirm legal access, who maintains the road, whether winter access is guaranteed, the location and condition of the septic system, and whether the well provides adequate quality and supply. These issues can affect financing, insurance and future renovation plans.

Permit history and existing improvements

Older cottages and rural homes may have additions, decks, converted sleeping areas, accessory buildings or shoreline structures added over time. Where those improvements materially affect value or intended use, compare them with available municipal permit records and confirm that any proposed upgrades can comply with current zoning, Building Code and conservation requirements.

Property-record and septic checks

Compliance letter: Severn says compliance letters are commonly requested during a property sale or mortgage renewal. They can report open or closed building permits, septic files, non-compliance or non-conformance and by-law infractions. This can be particularly useful when a cottage, addition, finished area or septic system materially affects the purchase.

Septic change-of-use check: Township review may be required when work could overload an existing septic system, including adding bedrooms or plumbing fixtures, certain additions, changes in occupancy or other changes affecting sewage flow.

Buyer checklist

• Verify zoning and legal use.
• Review taxes and permits.
• Inspect private servicing.
• Check shoreline and conservation restrictions.
• Confirm road/access arrangements.
• Investigate intended rental use.

See the Ontario rural property guide, the Simcoe County Property Guide and nearby guides for Orillia, Ramara and Tay Township.

FAQ

Should cottage buyers verify road access?

Yes. Ownership, maintenance, seasonal status and winter access can materially affect use and financing.

Can septic capacity affect renovations?

Yes. Changes that increase occupancy or dwelling units may require septic-system review.

General information only: Verify current requirements with the Township and applicable authorities.