Know what the land can support before you lend on it.

Zoning, the as-of-right building envelope, homes allowed and constraints for any parcel we cover, by API or bulk file. Every figure comes with the by-law clause and the date of the data behind it.

Request pilot access See a sample response

$4–12K

what a consultant zoning report costs a lender today, per site

~3 weeks

the wait for that report before a loan can be priced

Seconds

for the same entitlement read from AA Data, with clauses

1,351,678

Ontario lots already measured, in 13 cities

Who it is for

Decision speed on secured lending, not zoning software.

Construction lenders

Screen a site’s entitlement at intake, before a consultant is engaged and before the term sheet.

Mortgage insurers

Check collateral against what zoning permits, across a whole book rather than one file at a time.

Appraisers and valuation firms

Highest-and-best-use inputs with the clause attached, ready for the report.

Data and property platforms

Add Canadian entitlement to the property record you already sell.

What each parcel returns

Every field a credit file needs, with its source.

Parcel: Parcel ID, address points, municipality, ward
Lot: Area, frontage measured at the required front yard, depth, corner lot
Zoning: Zone code, by-law, overlays, holding symbols, site-specific exceptions
Homes allowed: As of right, and the further homes a committee decision could allow
Building envelope: Height, storeys, yards, coverage, floor area the zone permits
Constraints: Holding symbols and screens; floodplain and servicing only where the publisher’s licence allows
Market: CMHC rents, vacancy and starts for the survey zone, Bank of Canada rates, MLI Select affordability threshold
Status: Read in full, exception not yet read, or zone not modelled — never a silent guess
Citations: Clause, by-law page and link for every figure
Provenance: Snapshot date, rule-pack version, source and licence of each input

Sample response

GET /v1/parcels/on-barrie-3e37e08883c5f24a

{
  "address": "40 Livingstone St E",
  "ward": "3",
  "lot": { "areaM2": 181316, "frontageM": 447.62 },
  "zoning": { "zone": "C3", "bylaw": "2009-141" },
  "status": "ok",
  "homes": { "asOfRight": 803, "byDecision": 0 },
  "buildable": { "asOfRight": 147, "byDecision": 0 },
  "envelope": {
    "heightM": 6.2, "storeys": 2, "floorAreaM2": 108789
  },
  "citations": [
    { "clause": "6.3.4.4 a)",
      "url": "…/Zoning-Bylaw.pdf#page=89" },
    { "clause": "Table 6.3, Front yard (min.) (C3)",
      "url": "…/Zoning-Bylaw.pdf#page=87" }
  ],
  "market": {
    "survey": "October 2025",
    "zone": {
      "name": "Barrie",
      "averageRent": {
        "twoBed": { "value": 1749, "reliability": "a" }
      },
      "vacancyPct": {
        "total": { "value": 4.2, "reliability": "b" }
      }
    },
    "rates": {
      "posted5yrMortgagePct": { "value": 6.19 }
    }
  },
  "withheld": ["servicing", "supply", "variances"],
  "provenance": {
    "snapshot": "2026-10-04",
    "rulePack": "barrie-2009-141@2026-10-04.9"
  }
}

From the Barrie run of 4 October 2026, shortened. Endpoints and statuses in the API reference; field names may change before general release.

Delivery

Three ways to take it.

API

REST and JSON. Keys per organisation, per-call metering, a batch endpoint for a loan book.

API reference

Bulk files

One file per municipality per snapshot, GeoJSON and CSV, with a manifest of sources, licences and file hashes.

Cities and snapshots

Site report

One parcel’s record as a PDF: a free quick read on any address, or a feasibility study drawn to scale.

Site reports

Accuracy and provenance

Figures you can defend in a credit memo.

The engine applies written rules; it does not guess. Where it cannot read something, the parcel says so.

Methodology and sources

Checked against the city’s own numbers. Measured frontage is within 5% of Windsor’s surveyed figure on 96% of lots; each city’s results are checked against independent hand readings.
Every figure traceable. Clause, by-law page, data snapshot and rule-pack version travel with each answer.
History kept. Snapshots are kept, so an answer can be reproduced as of the day a loan was written.
Clean licence chain. Only sources whose terms allow commercial use go into delivered data.

Pilot

Ninety days, one region, measured against your own files.

API keys, a bulk file for the region, and a batch run on your recent construction-loan files, so you can compare our answers with the consultant reports you already paid for.

Request access

Start a pilot on your lending region.

Tell us the region and the volume of files you see. We reply with coverage, a sample file and pilot terms.