One mispriced site
A rezoning, not a permit
The site that looks like a six-month building permit and is actually a rezoning with a public hearing and an amenity contribution. Carry overrun, redesign, or a write-down.
Pricing
Never buy a mispriced site again.
Every parcel underwritten on real permit and council-decision data — approval odds, P50/P80 timelines, municipal charges, and issued-permit comparables — before you commit capital.
Built on 2.7M+ development-permit records, ~310k zoning applications and 10,300 mined council-minutes records. 9 cities live · 40+ municipalities captured · how we measure
What's at stake
The most expensive line item you don't budget
Feasibility isn't the cost. The miss is.
Feasibility done in-house
Weeks per answer
Planning consultants and staff time, per site, and cost decides which sites get looked at at all.
Carry while you wait
Every month of the hearing
Interest and holding costs run while the application waits. The P50/P80 approval window is what lets you structure financing and sequence deals instead of guessing.
Shovelready underwrites the site before you commit capital — in minutes, on decided outcomes, not opinions.
How it is sold
Access by region, reports on request
Access is sold by region: Capital Regional District and Metro Vancouver. We are finalizing pricing with our first clients, so the fastest way in is a 20-minute walkthrough on a lot you are looking at.
Contact for a demo
- We run it live on a lot you are looking at.
- You see the record, the real timelines and the city charges for that site.
- Pricing is set with you after, for one region or both.
Entitlement & Yield report
12 sections + appendices
- 01 Executive DashboardGo/No-Go scorecard, EPI, headline metrics
- 02 Approval Intelligence & Stall-Risk RegisterWhat stalls projects + mitigation ROI
- 03 Parcel & Legal Identity · Site ContextLegal record, aerial, locational read
- 04 Statutory & Policy FrameworkZoning By-law, OCP, FSR/height/setbacks
- 05 Physical & Infrastructure FeasibilityGIS overlays, servicing, access & TOD
- 06 Buildable Capacity & Concept MassingEnvelope, massing study, scenarios
- 07 Predictive Entitlement & Political RiskApproval-track class, precedent match
- 08 Processing, Timeline & Approval PlaybookThe three measured stage clocks with their named precedents, critical path, sequenced moves
- 09 Municipal Charges, Class D Estimate & Development BudgetEvery charge linked to its bylaw, hard-cost basis, total budget
- 10 Demographics & Market ContextCatchment profile, demand indicators
- 11 Precedent AnalysisComparable case log and the lessons
- 12 Recommendation, Next Steps & OutputsThe call, immediate moves, packages unlocked
- A-D AppendicesHBU · Required Studies · Methodology · Glossary
Executive Brief
7 sections
- 01 Executive Development Assessment · where applicableDetermination, approval probability, measured approval timing and daily carry
- 02 Development Summary, Site Profile & ChargesVerdict, zoning, development charges (DCC/ACC) and the approval path
- 03 Parcel, Capacity & Legal IdentityPID, lot, buildable area, indicative unit yield at maximum permitted FSR, and market and demand (StatCan 2021 Census)
- 04 Site & Environmental ConstraintsGIS layers scanned at the parcel - contamination, seismic, ecosystem, archaeology and their triggers
- 05 Required Studies & Submissions · where applicableConditionally triggered technical studies and submission documents for the application
- 06 Timeline, Risk & Evidence BaseThe three measured stage clocks, stall-risk register, optimization and comparables
- 07 Methodology & ProvenanceData sources, Data Confidence grades and calibration record
Fee check
5 sections
- 1 Screen result & parcel identityThe SSMUH/TOA answer for this address, with the PID it was answered on
- 2 Entitlement envelopePermitted units, zoning read and the policy that governs them
- 3 Schedule and delayMeasured stage clocks where the city's record supports one, carrying exposure, and what is not measured
- 4 Charges and diligenceEvery instrument on the municipal schedule, nil lines included, each defined and linked
- 5 Conditions before relianceWhat to confirm before acquisition or design, and a named human to ask
Enterprise
More than one person, or more than one region?
A 20-minute conversation, then an agreement that fits how your team actually works. Bring your current sites and the regions you buy in.
What we agree with you
- Seats for everyone who needs one, on a single account.
- Both regions — Capital Regional District and Metro Vancouver — come with it, the same coverage as the self-serve bundle.
- Volume pricing on reports.
Councils change their minds
The model re-runs on every new council decision. When a council's behaviour shifts, the bands widen — we show uncertainty, we don't hide it.
Decided outcomes, not opinions
Every timeline and approval-odds figure is backtested against what councils actually decided — not staff reports, not vibes. The method and its limits are published.
You'll know when policy moves
A bylaw change or council decision that touches a parcel you hold shows up in your workspace, with the source document attached.