What Toronto's zoning lets you build
Toronto allows up to four homes on most residential lots, and up to six in nine wards, in a detached building only. 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
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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 detached buildings of up to six units, still treated as a house form rather than an apartment building, which inside those wards means seven or more units (five or more elsewhere).
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 as a detached building, and 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, a houseplex on an ordinary lot is capped at four units as-of-right; five or more units can still be as-of-right on RM-zoned lots without a low 'u' limit and on lots abutting a major street.
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, in a detached building 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, for a detached building only, applies in the nine wards: the eight Toronto and East York wards plus Ward 23 (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 sits in a sixplex ward, 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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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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