Rules & zoning
Fourplex and sixplex rules in Toronto: what you can build and where
A plain-language overview of Toronto's multiplex permissions (fourplexes citywide, sixplexes in selected wards) and what to check for your lot.
Published: 2 min read
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Toronto has changed its neighbourhood zoning rules several times since 2023. If you own a house in a residential neighbourhood, you may now be allowed to build more units than you think. The details depend on your ward and your lot.
Fourplexes: allowed citywide
Multiplexes with up to four units are permitted in residential neighbourhoods across the city. That covers duplexes, triplexes and fourplexes, whether you convert an existing house or build new.
Sixplexes: allowed in selected wards
In 2025, City Council allowed buildings with up to six units in the wards of the Toronto and East York district plus Ward 23 (Scarborough North). Other parts of the city may be added later.
| District | Wards |
|---|---|
| Toronto and East York | 4, 9, 10, 11, 12, 13, 14, 19 |
| Scarborough | 23 |
What else decides how many units you can build
Being in the right ward is only the first step. These factors often matter just as much:
- Lot frontage and depth: narrow lots limit layouts, stairs and fire access.
- Height and building depth: zoning limits how tall and how deep the building can be.
- Heritage designation: designated or listed properties need extra approvals.
- Trees and ravines: protected trees and ravine areas limit where you can build.
- Servicing: water, sewer and electrical capacity may need upgrades.
As of right vs. minor variance
If your design meets every zoning rule, you can go straight to a building permit. If not, you may need a minor variance from the Committee of Adjustment, which adds months and some uncertainty. Good design often avoids this.
Next steps
- Look up your address on the City’s zoning map.
- Check our sixplex ward map for a quick overview.
- Book a free consultation and we will tell you what fits on your lot.
Sources
- City of Toronto: Multiplex housing TODO: verify
- City of Toronto: Expanding Housing Options in Neighbourhoods TODO: verify
Last updated:
Information on this site is general in nature and is not legal, tax, financial or planning advice. Always confirm with the City of Toronto and qualified professionals.
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