Are you planning to expand or remodel your Toronto property into a a duplex, triplex, or fourplex, or even add a garden suite? Whether you’re converting a single-family home into a multi-unit residence or building from scratch, you’ll need to secure the right building permits. This guide breaks down the steps and key factors you should consider to make the permitting process as smooth as possible.

Step 1: Check Zoning Laws

The first step in your project is to check the zoning laws for your property. Toronto’s zoning regulations dictate what type of structures you can build and where. For multiplex conversions, the Toronto Interactive Zoning Bylaw Map is your best resource. You’ll need to know if your lot is zoned to allow multi-unit homes, or if variances are required. Consulting with a designer or architect, or a general contractor experienced with submitting permit applications for multiplex projects, can simplify this process. These experts can advise ahead of time on the zoning constraints specific to multi-unit residences, such as setbacks, density limits, and floor area restrictions.

Step 2: Select a Designer and Gather Preliminary Cost Estimates

Once you’ve reviewed zoning and confirmed that a multi-unit home is permissible on your lot, the next step is locking in with a designer/architect who specializes in multi-residential design. Get clarity on fee proposals for preliminary designs. These designs will later be finalized to be submitted to the City of Toronto as part of the permit application. Additionally, reach out to a general contractor with multiplex conversion experience who can provide a preliminary cost estimate. Understanding the costs upfront is crucial, especially for a multiplex conversion where once the project has initiated, the expenses can quickly escalate. At Plexcon Construction, since we are vertically integrated to provide you a full design and build experience, we are able to help you quote for your full conversion project.

Step 3: Develop Preliminary Plans and Submit for Zoning Review

With your designer or architect on board, the next step is to develop preliminary plans for your project. If you’re adding units or converting a home into a duplex, triplex, or fourplex, these plans need to comply with the City’s zoning by-laws. Once complete, submit the preliminary plans for a zoning review, which usually takes between 2-4 months. During this review, the City checks for compliance with zoning regulations and any exceptions that may apply to multi-unit properties.

It’s crucial to submit for zoning review as soon as possible since delays in this step can push back your entire project timeline. Keep in mind that your permit designer may need to make adjustments based on City feedback. This phase can also reveal any specific zoning issues that might affect a multiplex conversion, such as restrictions on unit density or parking requirements for a fourplex versus a duplex.

Step 4A: Obtain Zoning Certificate and Prepare Permit Submission Drawings

Once your zoning review is complete and if the application is approved, you will receive a zoning certificate, which is required to proceed with your building permit application. At this stage, your designer or architect will finalize detailed drawings, including building code information, structural plans, and HVAC designs, to prepare for a building permit submission. In many cases, projects involving multi-unit homes like a duplex or triplex also require an HVAC permit, which includes calculations for heating and cooling needs. You may also need a separate plumbing permit if the new design impacts plumbing systems.

This process of gathering “permit submission drawings” generally takes between 1-3 months, depending on the project’s complexity. Note that Toronto’s building permit fees are calculated per square meter, so costs may increase for larger multi-unit homes. At this stage you will have to pay out the remaining permit fees for your project. The City of Toronto discloses all of their building permit fees on their website
Tip: the costs listed that are not flat fees are all per meter squared.

Step 4B: Addressing Minor Variances with the Committee of Adjustment (COA)

For projects that do not fully comply with zoning requirements, you may need to apply for a minor variance through the Committee of Adjustment (COA). Variances might be necessary if your project exceeds certain limits, such as the height or square footage allowable for a duplex or triplex in your area. Applying for a variance comes with additional costs and can extend your timeline, as the COA process generally takes 2-6 months. You’ll also need to prepare for community involvement since neighbors may submit letters of support or opposition regarding your project.

If the COA approves your request, you can proceed with the permit application. If not, your options include modifying the project or filing an appeal with the Toronto Local Appeal Body (TLAB).

Step 5: Appealing a COA Decision with the TLAB

If the COA denies your variance application, the next option is to appeal the decision with the Toronto Local Appeal Body (TLAB). This is more formal and can be time-consuming and costly, requiring you to hire a legal or planning consultant for better representation. Before filing, consult with your designer and possibly a legal expert to assess your likelihood of success.

Step 6: Get Ready to Build

After clearing all hurdles and obtaining your permit, you’re finally ready to start your project. Work with your Plexcon general contractor/project manager to finalize a detailed budget and scope. It’s wise to start budgeting and sourcing materials as soon as you receive your zoning certificate. For more accurate estimates, we prefer to have both HVAC and structural drawings on hand, although they aren’t always required for initial planning.

Preparing for a Successful Permit Process

Understanding Toronto’s permit process and fees for multi-unit homes will help you budget effectively and reduce the chances of delays. Early planning is essential as well as clear budgeting and engaging professionals who understand how to maneuver in the field of multiplex conversions. For more support, consider reaching out to us for specific requirements of Toronto’s building codes and regulations for multi-unit projects.