Can I build a multiplex in Toronto?

Almost any residential lot in Toronto can now hold up to four homes without a rezoning, and parts of the city allow six. Here is what that means for your lot, step by step.

By Mehran Salehian, Sales Representative · Reviewed October 2026

The short answer

Yes, in most cases. As of October 2026, Toronto permits multiplexes of up to four units (duplexes, triplexes and fourplexes) across the whole city in its residential zones, and up to six units in the Toronto and East York district and Ward 23 Scarborough North. "As of right" means you don't need a rezoning or Council approval for the number of units. You still have to meet the zoning rules for size and placement, and you still need a building permit.

The City's multiplex page is the official starting point and was last updated in August 2026.

What a multiplex is, in Toronto's rules

A multiplex is a residential building with two to six homes on one lot. For the City to treat it as a multiplex, at least one unit must sit fully or partly above another. Side-by-side units are generally treated as semi-detached houses or townhouses, which follow different standards (City of Toronto, Considerations When Building Multiplexes).

You can get there two ways: convert an existing house into several units, or build a new multiplex from the ground up.

How the permissions grew

1. Fourplexes citywide (2023). City Council adopted citywide multiplex permissions on May 10, 2023. The zoning change (By-law 474-2023) took effect on May 12, 2023, and the Official Plan change on June 14, 2023 (City of Toronto, Multiplex Study 2–4 Units). Multiplexes are allowed in the R, RD, RS, RM and RT zones.
2. Sixplexes in Ward 23 (early 2025). Council approved up to six units in Ward 23 on February 5, 2025, for lots zoned RD, RS, RM or RT (City of Toronto, Ward 23 Multiplex Study).
3. Sixplexes in Toronto and East York (mid-2025). On June 25–26, 2025, Council adopted By-law 653-2025 (Official Plan) and By-law 654-2025 (zoning), which allow fiveplexes and sixplexes in the Toronto and East York district and the Scarborough North area (By-law 654-2025). The City says these amendments are now in force.

Together that is nine wards. Our sixplex wards guide lists them and explains what is different about five and six units.

What the zoning still controls

The unit count is the easy part. The size and shape of the building is where most projects succeed or stall. Multiplex rules focus on the following.

Height

Multiplex height is set in metres. Where the zoning map shows a height limit under 10 metres, a multiplex may go to 10 metres; where it shows 10 metres or more, that higher limit applies. Multiplexes are also exempt from storey limits on the height overlay (Considerations When Building Multiplexes). In the sixplex area, a five- or six-unit building can reach 10.5 metres if its lowest level is a partly below-grade unit that meets specific ceiling-height conditions (Zoning By-law section 600.60).

Building depth, setbacks and lot coverage

Front, rear and side setbacks for a multiplex are the same as for other houses in the zone. The 2023 changes left setbacks, landscaped open space, driveway width and lot coverage limits unchanged, and harmonized building depth rules across building types (Multiplex Study 2–4 Units). On many lots, depth and setbacks, not height, decide how much floor area you can fit.

Floor space index (density)

The general density limit shown as "d" on the zoning map does not apply to multiplexes. A site-specific exception (shown as "x" plus a number) may still impose one, so check your lot's exceptions (Considerations When Building Multiplexes).

Angular planes

Angular planes are sloped limits that keep upper floors from looming over neighbours. Ontario Regulation 462/24, in force since November 20, 2024, overrides some angular plane, separation, lot coverage, density and lot area rules where a lot has no more than three units (City of Toronto, Expanding Housing Options in Neighbourhoods). For four to six units, the City's own zoning standards apply, so check them with your designer.

Parking

Since February 3, 2022, duplexes, triplexes and fourplexes have not had to provide on-site parking. If you do provide it, it must meet the zoning standards (Considerations When Building Multiplexes).

Trees, balconies and entrances

• Injuring or removing a privately owned tree 30 cm or more in diameter needs a permit under the City's tree by-law.
• Each unit may have up to two balconies or decks (front and rear) on the second storey or higher, within the projection limits.
• A multiplex can have more than one front entrance.

Development charges and parkland fees

Development charges are one-time fees the City collects on new homes to help pay for roads, transit, water and other services. For a small multiplex, they used to be one of the biggest line items.

• Multiplexes of up to four units on a lot have been generally exempt from development charges and parkland cash-in-lieu (Considerations When Building Multiplexes).
• In July 2025, Council adopted item MM32.5 and By-law 845-2025. A May 2026 City Solicitor report describes the result: "no development charges would be payable for up to six dwelling units on a single parcel of land", plus a seventh unit if it is an eligible garden or laneway suite under a deferral agreement. The second to seventh units are also exempt from the parkland levy in that case (City of Toronto report, May 2026).

Mayor Chow's amendment also removed the time limit that the original motion would have placed on the exemption (letter to Council, July 22, 2025). Severing the lot or adding units beyond these limits can change the picture, so confirm with Toronto Building before you budget. Education development charges are separate; ask about them as well.

The permit process

1. Check the zone. Look up your lot on the City's interactive zoning map. Note the zone (R, RD, RS, RM or RT), any height or lot coverage overlay and any site-specific exception. Lots still governed by a former municipal by-law need a call to Toronto Building.
2. Design to the rules. An architect or qualified designer prepares drawings that meet the zoning and the Ontario Building Code. Fire separations, exits and sound control apply to every unit, and they get more involved as the unit count rises.
3. Zoning review. Apply for a Zoning Review and get a Zoning Applicable Law Certificate, which confirms whether the design complies. Toronto Building's zoning line is 416-397-5330.
4. Committee of Adjustment, if needed. If your design goes beyond a zoning limit (a little more depth, a smaller side yard), apply for a minor variance to the Committee of Adjustment before the building permit. Neighbours are notified and can comment.
5. Tree declaration and permits. A tree declaration form goes with every building permit application, and protected trees may need their own permit.
6. Building permit. Once zoning is clear, Toronto Building reviews the drawings for Building Code compliance and issues the permit. Inspections follow at set stages of construction.

We have left out cost and timeline figures on purpose. They vary widely with the lot, the design and whether you need variances, and we haven't found an official source that publishes reliable ranges. Get quotes from a designer and a builder who have finished multiplexes in Toronto, and ask them how long their recent permits took.

Financing a multiplex

• Up to four units. CMHC's homeowner mortgage insurance covers owner-occupied properties with one to four units (CMHC premiums). If you already own the home, since January 15, 2025 you can refinance an insured mortgage up to 90% of the "as improved" value to add units, as long as that value is under $2 million and the result is no more than four units. The new units can't be used as short-term rentals (Department of Finance Canada).
• Five units or more. At five units you are into multi-unit (commercial) lending. CMHC's MLI Select program needs a minimum of 5 units and uses a points system for affordability, energy efficiency and accessibility. Depending on the points earned, it can allow up to 95% loan-to-value on the residential part and amortizations of up to 40, 45 or 50 years (CMHC MLI Select summary). Lenders will look closely at rents, operating costs and your experience.
• Construction financing is usually a separate loan that is drawn in stages as the work is inspected. Talk to a lender or a licensed mortgage broker before you buy, not after.

Before you buy a lot for a multiplex

• Run the address through our lot check for the zone, overlays and exceptions.
• Look at recent Committee of Adjustment rulings nearby to see what variances have been granted on similar lots.
• Rough out the numbers with the feasibility tool before you make an offer, and add your designer's input.
• Browse listings with multiplex potential.
• Make your offer conditional on a zoning review or a designer's opinion if the market lets you.

Want a second opinion on a specific lot? Talk to Mehran or run the lot check.

This guide is general information, not legal, tax or financial advice. Rules and rates change; confirm the details with your lawyer, lender or accountant.