The site work division of ICFHome.ca · Building since 1979 · Insured to $2,000,000 · 705-533-1633
New Build Finish2026Tiny, Tay, Midland, Wasaga, Collingwood
Finishing a New-Build Lot: Grade, Topsoil, Sod
After the house is closed in, the lot gets finished in this order: final grade sloping away from the house, the lot grading certificate, at least 150 mm of topsoil, sod, and the driveway top coat. Do it between spring thaw and late fall, never on frozen ground, and do not lay sod before the grade is signed off. Here is the sequence, what inspectors check, and how the deposit comes back in Tiny, Tay and Wasaga Beach.
Updated October 2026 · Georgian Bay Siteworks, the site work division of ICFHome.ca
Insured to $2,000,000Site work division of ICFHome.caBuilding since 1979250+ projects in Simcoe County
The Order Matters More Than the Price
Most of the money lost at this stage is lost by doing the steps in the wrong order. Sod laid before the grade is checked gets torn up. Asphalt poured before the backfill settles cracks. A fence put in before the swale is cut ends up in the swale.
- Backfill settles. Foundation backfill drops over the first months. Top it up before final grading, not after.
- Final grade. Shape the lot to the approved lot grading plan: away from the house, swales cut, elevations matched.
- Grading certificate. Your engineer, Ontario Land Surveyor or certified technologist checks the grades and certifies them.
- Topsoil. Spread and fine grade over the approved rough grade.
- Sod. Laid, rolled and watered.
- Driveway top coat. Final gravel lift or paving once the base has seen a season.
- Fences, beds and extras. Last, so they do not block swales or get driven over.
Builder truth: the grading plan is not a suggestion. It is the drawing the town will hold your deposit against.
What the Final Grade Has to Do
Every town words it differently, but they all want water moving away from your house and off the lot along the swales. Here is what two local towns put in writing.
| Requirement | Tay Township | Wasaga Beach |
|---|---|---|
| Slope away from house | Minimum 2% for at least 5.0 m | Minimum 2.0% |
| Maximum lot slope | Not stated | 5.0% on the lot, 3:1 on slopes |
| Swales | Minimum 2% and 150 mm deep (1% where soils infiltrate) | Minimum 1.0% and 150 mm deep, subdrain if flatter |
| Grade below cladding | At least 150 mm below cladding | Town sign-off checks grade 150 mm below siding |
| Topsoil | Not stated | Minimum 150 mm on all disturbed areas before sod |
| Deposit | $3,000 per lot | Check with the Town |
Sources: Tay 2025 lot grading policy and the Wasaga Beach 2025 lot grading checklist. Tarion’s construction performance guideline says the same thing in one line: landscaping shall be graded to prevent drainage towards the foundation.
Getting the Grading Deposit Back
In Tiny Township, you post a $5,000 lot grading deposit per lot with the building permit. The grading plan is prepared by an engineer, an Ontario Land Surveyor or a certified technologist, you need a footing elevation certificate along the way, and the deposit has to be claimed in writing within 3 years. Miss that window and you can lose it.
In Tay, the $3,000 deposit comes back once the certificate is in and the criteria are met. Tay wants the certificate submitted when site grading is done and before landscaping, including fencing, and it warns that inspections may be delayed in winter because the ground has to be visible.
In Wasaga Beach, the Town’s sign-off looks for defined swales, established sod and grade 150 mm below the siding. Note the word “established”: sod laid last week may not pass. Our lot grading deposit and certificate guide covers the paperwork in more detail.
Topsoil and Sod Over Sand
This is where the Georgian Bay lots bite. Most of Tiny and Wasaga is beach sand, and sand under a thin skin of topsoil dries out fast. Sod laid on an inch of topsoil over sand looks fine in June and is brown by August.
Plan on at least 150 mm of screened topsoil, which is what Wasaga requires anyway. For 1,000 square feet that is about 18.5 cubic yards. Our sod and topsoil cost guide has 2026 prices and a worked example, and the topsoil calculator will run your yard.
Two things we tell every owner. Sod is not warranted, because it lives or dies on watering after we leave. And we do not hydroseed. If you want seed instead of sod, we can leave the topsoil graded and ready.
When to Do It
Spring
Good for sod and grading once the frost is out and the ground has dried. Watch half-load season, generally March to April in Tiny, before booking topsoil trucks.
Summer
Grading is easy. Sod works if someone is there to water it. A cottage nobody visits midweek is a tough place for July sod.
Fall
Often the best time for sod: cooler, more rain, roots establish before winter. Leave enough time before freeze-up.
Winter
No final grading on frozen ground, and no sod. Grades cannot be checked under snow, so certificates and inspections wait for spring.
What Fails on New-Build Lots
- Sod on thin topsoil over sand. Browns out in the first dry spell.
- Grading before the backfill settles. A low spot forms against the foundation and the next rain heads for the basement. See water in the basement after rain.
- Garden beds piled against the house. They kill the slope and bury the 150 mm below the cladding.
- Downspouts dumping at the wall. Extend them out onto the slope.
- Driveway top coat too early. Give the base a season to settle. Our gravel driveway cost guide covers the layers.
- Fences across swales. They catch leaves, dam the water, and fail the grading inspection.
Finish the Lot Once, and Get the Deposit Back
Send your lot grading plan and the address. We will price the final grade, topsoil and sod in writing, in the right order.
Related guides
Frequently Asked Questions
What order do you finish a new-build lot in?
Let the backfill settle, final grade to the lot grading plan, get the grading certificate, spread topsoil, lay sod, then do the driveway top coat and fences last.
How much should the ground slope away from the house?
Tay requires at least 2% for a minimum of 5.0 m from the house, and Wasaga Beach requires at least 2.0%. Finished grade should also sit at least 150 mm below the cladding.
How do I get my lot grading deposit back in Tiny Township?
Tiny holds $5,000 per lot. Once the grading is done and certified by your engineer, surveyor or technologist, claim it in writing within 3 years.
How much topsoil goes under sod on a new build?
At least 150 mm, which is the minimum Wasaga Beach requires on disturbed areas. On sandy lots, less than that is the most common reason new sod fails.
Can final grading be done in winter?
Not properly. Frozen ground cannot be shaped or checked, and Tay warns that inspections may be delayed in winter because the grade has to be visible.
Will the town sign off on brand-new sod?
Not always. Wasaga Beach looks for established sod at sign-off, so give it time to root before you book the final inspection.
