If you're a builder or developer working on commercial, industrial, or multi-family projects in Edmonton, landscape security deposits are one of those costs that can quietly tie up cash for years if the install isn't done right the first time.
Under Section 5.60 of Zoning Bylaw 20001, the City requires a landscape security for every major development permit — commercial, industrial, and multi-unit residential (5+ units). The security covers the cost of installing and maintaining the required landscaping, and the City holds it until they're satisfied everything is compliant and healthy.
What's changed recently — and what most builders are running into for the first time in 2026 — is when that money is collected, how much, and how fast you can get it back.
What Changed: Bylaw 21017 (Effective May 1, 2025)
The landscape security process was overhauled through Bylaw 21017, applying to all development permits approved May 1, 2025 onward. If your DP was approved before that date, the old process still applies to your project. Here's what's different.
Old Process (DPs Approved April 30, 2025 and Earlier)
Under the previous rules, landscaping was installed first, inspected, and the security was collected after the first inspection. For sites where landscaping was compliant and lot grading was approved, the security amount was typically 20% of the estimated soft landscaping cost. If there were deficiencies, the City could require up to 100%. That security was then held for the 24-month maintenance period before release.
The practical effect: builders had minimal cash tied up if the install passed. But the City had limited leverage on sites where landscaping was never completed or was installed poorly — they were chasing compliance after the fact.
New Process (DPs Approved May 1, 2025 Onward)
The security is now collected upfront — 100% of the estimated soft landscaping cost — at the development permit stage. Plans will not be released for building permit review until the security is received and accepted by the City. No security, no building permit.
The key changes:
- 100% security upfront at DP application. This is the full estimated cost of soft landscaping to meet Zoning Bylaw minimums, including planting beds, sod, trees, and shrubs — plus 29% maintenance, 10% contingency, and 5% GST.
- Up to 80% released after first passing inspection. If the landscaping is fully installed and compliant at first inspection, the security can be reduced to 20%. That's a significant amount of capital returned early — but only if everything passes.
- 20% held for the full 24-month maintenance period. The remaining security stays with the City until a final inspection confirms the landscaping has been maintained in healthy condition for at least 24 months.
- Bonds now accepted. Landscape development bonds are a new payment option. A bond doesn't tie up capital the same way a cheque or letter of credit does — the builder pays an upfront fee to a surety instead of locking up the full amount. This is worth looking into for larger projects.
What This Means for Cash Flow
The upfront hit is bigger. On a mid-sized multi-family project, the landscape security can easily be $30,000–$80,000+ depending on the scope. That's cash or credit locked up before you even break ground.
But the release is also faster — if the install is compliant. Under the old system, you'd often wait until after installation and inspection just to have the security collected, then another 24 months. Now, the 80% comes back as soon as the first inspection passes. Get it right the first time and you're in a better position. Get it wrong and the City holds everything.
What Section 5.60 Actually Requires
The requirements haven't changed — only the security process. Here's what the bylaw mandates for commercial, multi-family, and industrial sites:
- All open space — yards, setback areas, common amenity areas — must be landscaped with trees, shrubs, flowers, grass, or other perennial ground cover.
- Tree and shrub quantities are calculated based on total setback area: 1 tree and 2 shrubs per 30 m² of setback.
- Minimum plant sizes: deciduous trees at 50 mm caliper, coniferous trees at 2.0 m height, deciduous shrubs at 300 mm height (5-gallon pot), coniferous shrubs at 450 mm spread (5-gallon pot).
- The proportion of deciduous to coniferous trees and shrubs must be as close to 50:50 as reasonably practicable.
- Installation must be completed within 12 months of occupancy or commencement of use.
- Landscaping must be maintained in healthy condition for a minimum of 24 months after the City confirms it's been installed.
- Installation must match the approved landscape plan. Any changes require Development Planner approval before installation.
And the one that catches people off guard: landscape securities cannot be released unless lot grading is completed and approved. If your grading isn't signed off, the landscaping inspection won't even start.
Where We See Projects Go Wrong
After 17 years of commercial and multi-family installs across Edmonton, the problems are predictable. They're almost always avoidable.
- Lot grading not approved first. The landscaping can be perfect, but if grading hasn't been signed off, the security stays frozen. We schedule grading inspections before landscape inspections — always.
- Plants don't match the approved plan. Different species, wrong quantities, undersized stock. The inspector checks against the approved plan, not what looks good. If it doesn't match, the security stays.
- No maintenance during the 24-month window. Dead trees, bare sod patches, missing mulch — any of these at the final inspection and the City can draw on the remaining 20% to remediate. Two years is a long time in Edmonton's climate without a maintenance plan.
- Gaps in the landscape plan itself. On almost every set of plans we've reviewed, I've had to flag issues — planting bed sizes that don't meet bylaw minimums, tree counts that are short, species that won't survive the site conditions. These are problems that show up at inspection, not at quoting. Catching them early is the difference between a clean release and a callback.
Checklist: Security Release Without Drama
Landscape Security Timeline — New Process
1. Submit landscape plan with your DP application.
2. Pay 100% landscape security before plans release for building permit review.
3. Install landscaping within 12 months of occupancy — per the approved plan.
4. Get lot grading approved (311 inspection request).
5. Request landscape inspection (seasonal — May 1 to September 30).
6. First passing inspection → up to 80% security released.
7. Maintain landscaping in healthy condition for 24 months.
8. Request final inspection → remaining 20% released.
Why Builders and Developers Work With Us
We completed several multi-family projects in 2025 and are currently starting three new ones in 2026. Every one of those went through the Section 5.60 process — security posted, landscaping installed to plan, first inspection passed, 80% released.
What we bring that most landscapers don't:
- Plan review before quoting. We review every landscape plan against the bylaw and flag issues — short tree counts, undersized planting beds, species that won't hold up. On almost every set of plans we've reviewed, I've caught items that would have caused inspection failures or maintenance callbacks. This saves builders money long-term.
- Drainage-first grading. Lot grading approval is a prerequisite for security release. We handle grading and landscaping on the same project so there's no finger-pointing between contractors.
- COR-certified crews. Certificate of Recognition means our safety program meets Alberta standards. For builders managing multi-trade sites, this matters for your own COR compliance.
- 24-month maintenance option. We offer year-round maintenance contracts that cover the full guarantee period. Dead tree replacement, sod repair, mulch top-up, weed control — so you're not scrambling before the final inspection.
The security process rewards crews that deliver compliant installs the first time. That's what we do.
Need a commercial or multi-family landscape quote? It's project-by-project, so I'll need to see your specific plans. Send us the landscape plan and site address — I'll review the requirements, flag any issues, and put together an accurate quote. No site visit needed for the initial review. Contact us here or call (780) 709-0358.