What Toronto's zoning lets you build
Toronto allows up to four homes on most residential lots, and up to six in nine wards. These guides set out what is as-of-right and how to check a specific lot.
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Toronto's Sixplex By-law Permits Detached Buildings Only
Toronto's sixplex by-law only legalizes six units in a detached building, never a semi, rowhouse, or attached lot, and it only applies as-of-right in specific wards. Here is what the by-law actually requires and where a promising lot most often fails the test.
August 15, 2026
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Where a Fourplex Is Legal in Toronto and What the Zoning Requires
Toronto legalized fourplexes citywide in May 2023, not November. Here's the exact by-law, the setback, height, and parking numbers that still apply, and the zones where the permission stops.
August 9, 2026
Land
Best Toronto Neighbourhoods for Multiplex Development, Ranked by the Numbers
Nine Toronto wards allow six-unit multiplexes as-of-right; every other ward caps at four. We rank neighbourhoods by the four numbers that decide whether a multiplex actually pencils in 2026.
July 17, 2026
Common questions
What is a multiplex under Toronto's zoning by-law?
A residential building with two, three, or four dwelling units (duplex, triplex, or fourplex). In the wards covered by the 2025 expansion, the same concept extends to buildings of up to six units, still treated as a house form rather than an apartment building, which the by-law defines as seven or more units.
From: Multiplex Zoning in Toronto: What's As-of-Right and What Still Needs Approval
Does Toronto's sixplex by-law allow semi-detached or rowhouse conversions to six units?
No. By-law 654-2025 defines a sixplex as a type of detached houseplex and expressly bars converting any part of a semi-detached houseplex, a semi-detached house, or a townhouse into a fiveplex or sixplex by adding dwelling units.
From: Toronto's Sixplex By-law Permits Detached Buildings Only
Can I build a fourplex anywhere in Toronto?
As-of-right permission applies only within the R, RD, RS, RT, and RM residential zone categories of Zoning By-law 569-2013, in effect since By-law 474-2023 took effect May 12, 2023. A lot outside those categories, such as Employment Industrial, Open Space, commercial, or institutional zoning, is outside the permission. Confirm the zone code for the specific lot before assuming it applies.
From: Where a Fourplex Is Legal in Toronto and What the Zoning Requires
Where in Toronto can you build a sixplex as-of-right?
Only in nine wards approved by City Council on June 25 to 26, 2025: Parkdale-High Park (4), Davenport (9), Spadina-Fort York (10), University-Rosedale (11), Toronto-St. Paul's (12), Toronto Centre (13), Toronto-Danforth (14), Beaches-East York (19), and Scarborough North (23). Everywhere else in Toronto is capped at four units as-of-right unless a citywide expansion is later adopted.
From: Best Toronto Neighbourhoods for Multiplex Development, Ranked by the Numbers
How many units can I build as-of-right on a typical Toronto lot?
Up to four units almost anywhere in the city's low-rise Neighbourhoods zones (R, RD, RS, RT, and RM) since May 2023. Up to six units only within the Toronto and East York Community Council wards plus Ward 23, following the June 2025 zoning amendment.
From: Multiplex Zoning in Toronto: What's As-of-Right and What Still Needs Approval
Where in Toronto can you build a sixplex as-of-right?
Following the June 25-26, 2025 council vote, as-of-right sixplex permission applies in the Toronto and East York Community Council wards plus a defined part of Ward 23 in Scarborough North; the other 16 wards can ask the Chief Planner to opt in.
From: Toronto's Sixplex By-law Permits Detached Buildings Only
Check a Toronto address
The Toronto Lot Check shows a lot's zone, its overlays and whether it qualifies for a sixplex, in about 3 seconds. It is free. For a property outside Toronto, contact TESA directly.
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A second building at the back of the lot is often the simplest way to add a home. These guides cover which lots qualify and what a suite costs to build.
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Severance and approvals
Splitting a lot or asking for a variance means an application to the Committee of Adjustment. These guides explain the legal tests and what happens at the hearing.
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Feasibility and site analysis
Before any drawings, two questions decide a project: what can be built here, and does it pay. These guides show how to test a lot and a deal before you commit money.
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Construction costs and steel framing
Hard costs and the framing system decide most of a multiplex budget. These guides break down the numbers and explain light steel framing.
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How a project is financed decides how much equity it needs. These guides explain CMHC's MLI Select and construction financing.
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Partnerships and investors
Most multiplex projects are built with more than one person's money. These guides explain how general and limited partners share the risk and the return.
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Learning and house hacking
Some owners start by living in one unit and renting out the rest. Others want the full discipline first. These guides cover both routes.
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