Variance Approval Cost Calculator

Variances are faster than rezones but still cost real money.

Application fee

Legal fees

Surveyor fees

Hardship study

Approval probability %

Expected net cost

$40,500

Gross cost

$40,500

Unrecoverable if denied

$40,500

How the math works

Gross = fee + legal + surveyor + hardship. All unrecoverable if denied. Expected = gross (already spent regardless).

$3.5k + $22k + $8.5k + $6.5k = $40.5k gross. 70% approval — but cost is $40.5k either way; decision is on the value of approval.

How to Use

Enter application fee.
Enter legal fees.
Enter surveyor fees.
Enter hardship study.
Enter probability of approval %.
Read expected net cost.

Frequently Asked Questions

Variance vs rezone?

Variance: relief from specific standards (setback, height, use) for a single parcel. Rezone: change zoning classification. Variance 3-9 months, rezone 12-36 months. Variance typically 10-20% cost of rezone but fewer use cases available.

Standards for approval?

Hardship caused by physical site conditions (not self-created). Not contrary to public interest. Minimum relief necessary. Consistent with spirit of zoning. Denials common if applicant could design around the issue — must show hardship is unique to property.

Typical costs?

Basic residential variance: $3-8k. Commercial setback variance: $10-30k. Height variance: $25-75k (more public opposition). Use variance: $50-200k (major political process). Appeals add 30-100% if needed.