Garden suite, laneway suite and multiplex permits

Sprinklered Garden Suite:

• A minimum of 0.9 metres (≈ 2 ft 11⅜ in) wide by 2.1 metres (≈ 6 ft 10⅝ in) high
• Either on your own property or via a Limiting Distance Agreement with your neighbour
• Hydro and gas meters and other similar localized protrusions are allowed to project into this required 0.9 m (≈ 2 ft 11⅜ in) path of travel width.

Non-Sprinklered Garden Suite:

• A minimum of 1.0 metres (≈ 3 ft 3⅜ in) wide by 2.1 metres (≈ 6 ft 10⅝ in) high.
• Either on your own property or via a Limiting Distance Agreement with your neighbour
• Hydro and gas meters and other similar localized protrusions are allowed to project into this required 1.0 m (≈ 3 ft 3⅜ in) path of travel width.

Length of Path of Travel for Fire Department Access

• A maximum of 45 metres (≈ 148 ft) in length measured from the public street to the entry of the Garden Suite, or,
• A maximum of 90 metres (≈ 295 ft) in length measured from the public street or a flanking street through the property to the entry of the Garden Suite along with at least one additional fire-safety measure, acceptable to the City of Toronto.
• A fire hydrant must also be located within 45 metres (≈ 148 ft) of where a firefighting vehicle would park in front of the subject property or at the intersection of a flanking street.
• A sample sketch is available showing the 45m (≈ 148 ft) garden suite fire access travel distances on a sample site plan.

Additional Fire-Safety Measures

There are two options for fire-safety measures developed by the City of Toronto that designers may incorporate within their Garden Suite designs to allow the maximum travel distance to increase from 45 m (≈ 148 ft) to 90 m (≈ 295 ft):

• Option 1: Automatic sprinkler; exterior strobe light and smoke alarms/warning system
• Option 2: Increased fire protection materials and building methods; exterior strobe light; and smoke alarms/warning system.

Option 1: Automatic Sprinkler; Exterior Strobe Light and Smoke Alarms/Warning System

Projects must include:

• Incorporate within the building an automatic sprinkler system designed to NFPA 13, 13R or 13D standards
• Design of the automatic sprinkler system to be prepared by a Professional Engineer.
• Must have an exterior strobe light located on the main dwelling near the entry of the access to the garden suite.
• Must conform to CAN/ULC-S540, “Residential Fire and Life Safety Warning Systems: Installation, Inspection, Testing and Maintenance”
• Must comply with CAN/ULC-S526, “Visible Signal Devices for Fire Alarm Systems, Including Accessories”.
• Must be rated for exterior use and activated by the interconnected smoke alarms/warning system located within the garden suite.
• The strobe is to be located at a minimum height of 1.8 m (≈ 5 ft 10⅞ in) above the adjacent ground level and be visible from the street with consideration of obstructions such as trees and fencing.
• A control panel must be included as part of this system.
• Must have a residential fire warning system that is inspected, tested and maintained in accordance with CAN/ULCS540 and the applicable provision in the Ontario Fire Code (OFC).
• Design of the warning system shall be prepared by a professional engineer.

Option 2: Increased Fire Protection Materials and Building Methods; Exterior Strobe Light; and Smoke Alarms/Warning System

• Designs must incorporate within the building increased fire protection on the exterior walls, reduce the required openings on the exterior walls and clad exterior building faces with non-combustible materials under certain conditions.
• Where available limiting distances are not less than 2.4 m (≈ 7 ft 10½ in): the area of glazed openings in the exposing building face shall conform to Article 9.10.15.4 of Division B of the Building Code considering the available limiting distance as halved.
• Where the limiting distance is less than 2.4 m (≈ 7 ft 10½ in), no unprotected openings are permitted
• the exposing building face will require a fire-resistance rating of not less than ¾-hour
• Where the available limiting distance is less than 1.2 m (≈ 3 ft 11¼ in): the exposing building face is required to be clad with non-combustible cladding.
• Must have an exterior strobe light located on the main dwelling near the entry of the access to the garden suite.
• Must conform to CAN/ULC-S540, “Residential Fire and Life Safety Warning Systems: Installation, Inspection, Testing and Maintenance”
• Must comply with CAN/ULC-S526, “Visible Signal Devices for Fire Alarm Systems, Including Accessories”.
• The strobe is to be rated for exterior use and activated by the interconnected smoke alarms located within the garden suite.
• The strobe is to be located at a minimum height of 1.8 m (≈ 5 ft 10⅞ in) above the adjacent ground level and be visible from the street with consideration of obstructions such as trees and fencing.
• A control panel must be included as part of this system.
• Must have a residential fire warning system that is inspected, tested and maintained in accordance with CAN/ULCS540 and the applicable provision in the Ontario Fire Code (OFC).
• Design of the warning system shall be prepared by a professional engineer.

Steps to Obtaining a Limiting Distance Agreement for a Garden Suite

• Execute a Limiting Distance Agreement for fire access that provides the minimum width of access.
• Download this template agreement that has been prepared by the City of Toronto. [Garden Suite LDA Fire Access Template]
• Establish communication and coordinate with the adjoining owner of land. It is likely best to give the adjoining owner of land a link to this webpage and these instructions.
• Fill out the template agreement with the relevant property details. Have a sketch prepared for schedule C of the agreement.

Retaining a lawyer

An owner of property will likely want to retain a lawyer to assist them with the following:

• Filling out the template agreement with the relevant property details
• Providing the property owner with any necessary legal advice in relation to the agreement
• Registering the agreement on title of the property once it has been signed
• Preparing and submitting the required title opinion. It is highly recommended that property owners refer their lawyers to this webpage and these instructions.

Submit the agreement

Once the template agreement has been filled out (changes must be tracked), submit it to one of the following Toronto Building contacts:

• Annie Daicopoulos, Building Consultant, North York Civic Centre, 5100 Yonge St, 1st Floor, Phone: 416-395-6050, Email: Annie.Daicopoulos@toronto.ca, City of Toronto, Toronto Building
• Edison Gao, Building Consultant, 2 Civic Centre Court, 1st floor, Phone: 416-396-5239, Email: Edison.Gao@toronto.ca, City of Toronto, Toronto Building

After you submit

• Assuming the agreement is in a form that is satisfactory to the Deputy Chief Building Official, the City Lawyer will advise that the agreement can be executed by the non-City parties.
• Property owners sign the agreement and submit it to the City to the attention of the City Lawyer. The agreement can be sent by email.
• The lawyer the property owners have retained will send the City Lawyer in draft form the registrations, title opinions, and any postponements required by the agreement.
• A template title opinion letter that is to be followed is provided here [LDA Opinion Letter Template]
• Once the draft registrations, title opinions and any postponements are satisfactory to the City Lawyer, the agreement will be executed by the Deputy Chief Building Official and returned to the property owners’ lawyer so it can be registered on title.
• The property owners’ lawyer will send the Notice of Registration, any postponement notices, and the final title opinion to the City Lawyer.
• An invoice will also be provided to the property owners for the City Lawyer’s fees related to the limiting distance agreement.
• *Pursuant to Chapter 441 of the Municipal Code there is a Solicitor Fee for the time spent by the City’s Legal Services Division. The fee is $274.65/hour.
• Once the invoice is paid, the City Lawyer will provide the Notice of Registration to Toronto Building and confirm that the LDA is effective for Ontario Building Code purposes

Important Notes

• Questions about the process should be directed to Toronto Building staff whose contact information is provided above.
• The City cannot give the property owners any legal advice.

Frequently Asked Questions (FAQ)

• Realistically, the quickest that an agreement can be completed is a week. However, it generally takes more time for the property owners and their representatives to tend to their tasks.
• Any changes to the template agreement must be tracked.
• It is possible to start with the limiting distance agreement and only proceed to a building permit application once the agreement has been signed and registered on title to the properties
• Entering into a limiting distance agreement will not guarantee that a building permit for a garden suite will be issued.

Width & Height: Path of Travel for Fire Department Access

• A minimum of 0.9 metres (≈ 2 ft 11⅜ in) wide by 2.1 metres (≈ 6 ft 10⅝ in) high
• Either on your own property or via a Limited Distance Agreement with your neighbour
• Hydro and gas meters and other similar localized protrusions are allowed to project into this required 0.9 m (≈ 2 ft 11⅜ in) path of travel width.

Length of Path of Travel for Fire Department Access

• A maximum of 45 metres (≈ 148 ft) in length measured from the public street to the entry of the laneway suite,
• A maximum of 90 metres (≈ 295 ft) in length measured from the public street or a flanking street through the laneway to the entry of the laneway suite along with at least one additional fire-safety measure, acceptable to the City of Toronto
• A fire hydrant must also be located within 45 metres (≈ 148 ft) of where a firefighting vehicle would park in front of the subject property or at the intersection of a flanking street and the laneway.
• A pair of sketches are available showing the laneway suite fire access travel distances on a sample site plan.

Additional Fire-Safety Measures

There are two options for fire-safety measures developed by the City of Toronto that designers may incorporate within their Laneway Suite designs to allow the maximum travel distance to increase from 45 m (≈ 148 ft) to 90 m (≈ 295 ft):

• Option 1: Automatic sprinkler; exterior strobe light and smoke alarms/warning system
• Option 2: Increased fire protection materials and building methods; exterior strobe light; and smoke alarms/warning system.

Option 1: Automatic Sprinkler; Exterior Strobe Light and Smoke Alarms/Warning System

Projects must include:

• Incorporate within the building an automatic sprinkler system designed to NFPA 13, 13R or 13D standards
• Design of the automatic sprinkler system to be prepared by a Professional Engineer.
• Must have a strobe light on the exterior side of the building facing the laneway
• Must conform to CAN/ULC-S540, “Residential Fire and Life Safety Warning Systems: Installation, Inspection, Testing and Maintenance”
• Must comply with CAN/ULC-S526, “Visible Signal Devices for Fire Alarm Systems, Including Accessories”.
• Must be rated for exterior use and activated by the interconnected smoke alarms/warning system located within the laneway suite.
• The strobe is to be located at a minimum height of 1.8 m (≈ 5 ft 10⅞ in) above the adjacent ground level and be visible from the laneway with consideration of obstructions such as trees and fencing.
• A control panel must be included as part of this system.
• Must have a residential fire warning system that is inspected, tested and maintained in accordance with CAN/ULCS540 and the applicable provision in the Ontario Fire Code (OFC).
• Design of the warning system shall be prepared by a professional engineer.

Option 2: Increased Fire Protection Materials and Building Methods; Exterior Strobe Light; and Smoke Alarms/Warning System

• Designs must incorporate within the building increased fire protection on the exterior walls, reduce the required openings on the exterior walls and clad exterior building faces with non-combustible materials under certain conditions.
• Where available limiting distances are not less than 2.4 m (≈ 7 ft 10½ in): the area of glazed openings in the exposing building face shall conform to Article 9.10.15.4 of Division B of the Building Code considering the available limiting distance as halved.
• Where the limiting distance is less than 2.4 m (≈ 7 ft 10½ in), no unprotected openings are permitted
• the exposing building face will require a fire-resistance rating of not less than ¾-hour
• Where the available limiting distance is less than 1.2 m (≈ 3 ft 11¼ in): the exposing building face is required to be clad with non-combustible cladding.
• Must have a strobe light on the exterior side of the building facing the laneway
• Must conform to CAN/ULC-S540, “Residential Fire and Life Safety Warning Systems: Installation, Inspection, Testing and Maintenance”
• Must comply with CAN/ULC-S526, “Visible Signal Devices for Fire Alarm Systems, Including Accessories”.
• The strobe is to be rated for exterior use and activated by the interconnected smoke alarms located within the laneway suite.
• The strobe is to be located at a minimum height of 1.8 m (≈ 5 ft 10⅞ in) above the adjacent ground level and be visible from the laneway with consideration of obstructions such as trees and fencing.
• A control panel must be included as part of this system.
• Must have a residential fire warning system that is inspected, tested and maintained in accordance with CAN/ULCS540 and the applicable provision in the Ontario Fire Code (OFC).
• Design of the warning system shall be prepared by a professional engineer

Updated Laneway Suite Design Guidelines

The City of Toronto is in the process of developing detailed guidelines to assist with incorporating one of the solutions into Laneway Suite design. In the meantime, staff are available to discuss these options. For questions on current applications please contact:

• David Johnson Supervisor, Plan Review Toronto Building, North York Civic Centre, 5100 Yonge Street, 1st floor City of Toronto 416-392-7607
• David.Johnson@toronto.ca

Steps to Obtaining a Limiting Distance Agreement for a Laneway Suite

• Execute a Limiting Distance Agreement for fire access that provides 0.9 m (≈ 2 ft 11⅜ in) of access
• The agreement is an obligation that cannot be broken without all parties consent (includes The City)
• Download this template agreement that has been prepared by the City of Toronto. [LDA Fire Access Template]
• Establish communication and coordinate with the adjoining owner of land. It is likely best to give the adjoining owner of land a link to this webpage and these instructions.
• Fill out the template agreement with the relevant property details. Have a sketch prepared for schedule C of the agreement.

Retaining a lawyer

An owner of property will likely want to retain a lawyer to assist them with the following:

• Filling out the template agreement with the relevant property details
• Providing the property owner with any necessary legal advice in relation to the agreement
• Registering the agreement on title of the property once it has been signed
• Preparing and submitting the required title opinion. It is highly recommended that property owners refer their lawyers to this webpage and these instructions.

Submit the agreement

Once the template agreement has been filled out (changes must be tracked), submit it to one of the following Toronto Building contacts:

• Annie Daicopoulos, Building Consultant, North York Civic Centre, 5100 Yonge Street, 1st floor, Phone:416-395-7524, Email: Annie.Daicopoulos@toronto.ca, City of Toronto, Toronto Building
• Edison Gao, Building Consultant, 2 Civic Centre Court, 1st floor, Phone: 416-396-5239, Email: Edison.Gao@toronto.ca, City of Toronto, Toronto Building

After you submit

• Toronto Building will forward the filled out template agreement [ensure sketch at Schedule C is included] to the City’s Legal Services Division for review by a City Lawyer.
• Assuming the agreement is in a form that is satisfactory to the Deputy Chief Building Official, the City Lawyer will advise that the agreement can be executed by the non-City parties.
• Property owners sign the agreement and submit it to the City to the attention of the City Lawyer. The agreement can be sent by email.
• The lawyer the property owners have retained will send the City Lawyer in draft form the registrations, title opinions, and any postponements required by the agreement.
• A template title opinion letter that is to be followed is provided here [LDA Opinion Letter Template]
• Once the draft registrations, title opinions and any postponements are satisfactory to the City Lawyer, the agreement will be executed by the Deputy Chief Building Official and returned to the property owners’ lawyer so it can be registered on title.
• The property owners’ lawyer will send the Notice of Registration, any postponement notices, and the final title opinion to the City Lawyer.
• An invoice will also be provided to the property owners for the City Lawyer’s fees related to the limiting distance agreement.
• *Pursuant to Chapter 441 of the Municipal Code there is a Solicitor Fee for the time spent by the City’s Legal Services Division. The fee is $274.65/hour.
• Once the invoice is paid, the City Lawyer will provide the Notice of Registration to Toronto Building and confirm that the LDA is effective for Ontario Building Code purposes

Important Notes

• Questions about the process should be directed to Toronto Building staff whose contact information is provided above.
• The City cannot give the property owners any legal advice.

Frequently Asked Questions (FAQ)

• Realistically, the quickest that an agreement can be completed is a week. However, it generally takes more time for the property owners and their representatives to tend to their tasks.
• Any changes to the template agreement must be tracked.
• It is possible to start with the limiting distance agreement and only proceed to a building permit application once the agreement has been signed and registered on title to the properties
• Entering into a limiting distance agreement will not guarantee that a building permit for a laneway suite will be issued.

• Studio Garden Suite: GSH-0, GSH-1 and GSH-2 Plans with Heat Pump; GSF-0, GSF-1 and GSF-2 Plans with Forced Air
• Two-bedroom Garden Suite: G2H-0, G2H-1 and G2H-2 Plans with Heat Pump; G2F-0, G2F-1 and G2F-2 Plans with Forced Air
• Studio Laneway Suite: LSH-0, LSH-1 and LSH-2 Plans with Heat Pump; LSF-0, LSF-1 and LSF-2 Plans with Forced Air
• Two-bedroom Laneway Suite: L2H-0, L2H-1 and L2H-2 Plans with Heat Pump; L2F-0, L2F-1 and L2F-2 Plans with Forced Air
• Please note: these plans were updated as of August 17, 2026 with minor drawing updates incorporating additional detail.
• For each plan, you must identify the appropriate fire access requirements based on your property and choose your desired HVAC system.
• Fire Access Prescriptive Compliance: use when there is a maximum of 45 metres (≈ 148 ft) in length measured from the public street to the entry of the garden suite or laneway suite.
• Fire Access Option 1: use when there is a maximum of 90 metres (≈ 295 ft) in length measured from the public street or a flanking street to the entry of the suite. Provide automatic sprinkler; exterior strobe light and smoke alarms/warning system.
• Fire Access Option 2: use when there is a maximum of 90 metres (≈ 295 ft) in length measured from the public street or a flanking street to the entry of the suite. Provide increased fire protection materials and building methods; exterior strobe light; and smoke alarms/warning system.
• The pre-approved drawings have been reviewed by Toronto Building, and the designs of the buildings themselves comply with the Ontario Building Code and the City’s zoning by-law. Zoning and Ontario Building Code requirements related to the placement of the building on the property would have to be reviewed as part of the building permit application.
• The homeowner or designer who chooses to use a pre-approved plan as part of their building permit application will ultimately be taking responsibility for the design. You or your designer should satisfy yourselves that the plan being used complies with applicable law.
• If any modifications are made to the pre-approved plan selected, including HVAC or plumbing modifications, the plan will no longer be considered pre-approved, and you must follow the normal submission instructions for the appropriate application type.
• Laneway suites, as a quick reference for zoning: rear yard setback 1 metre (≈ 3 ft 3⅜ in); side yard setback 0 metres (≈ 0 in); separation between a residential building no less than 4 metres (≈ 13 ft 1½ in).
• Garden suites, as a quick reference for zoning: rear yard setback 1.5 metres (≈ 4 ft 11 in); separation between a residential building no less than 4 metres (≈ 13 ft 1½ in).
• Meeting these requirements does not guarantee that your garden or laneway suite will be compliant with zoning or other applicable law. A full review is required as part of the building permit application process.
• Where piping for a new laneway or garden suite is connected to the services of the main building on the property, this could constitute a material alteration to the main building.

Required documents

The following documents are required as part of your submission package.

• Survey or site plan showing property lines, lot area, right-of-way or easements (referenced to a current survey)
• Location of existing/proposed buildings with overall dimensions and include setback dimensions to property lines and adjacent buildings.
• Summary of permitted and proposed zoning provisions to include lot area, building area (GFA), coverage, and grade elevations to confirm height.
• Indicate dimensioned parking areas, driveways, hard & soft landscape treatments, accessory structures (sheds, decks, detached garages, etc).
• Submit a plan showing the proposed grading of the lot, designed in a manner that will result in no new instances of ponding on existing adjacent properties and the subject property as a result of construction, in conformance with the Lot Grading Criteria for Infill Housing.

Required forms

The following forms are required as part of your submission package.

• Application to Construct or DemolishForm
• Schedule 1: Designer InformationForm
• Municipal Road Damage DepositForm
• Residential Infill Public Declaration NoticeForm
• Tree Declaration FormForm
• Declaration Form - Overhead Electrical ConductorsForm

Apply Online

• To submit an application for a building permit for a new garden suite, all required forms and documentation may be submitted through Toronto Building Online Services Application Submission.
• During the application submission process, please identify the pre-approved plan type and options in the description of the proposed work.
• When asked to upload permit drawings, please upload a site plan only, showing the location of the proposed building on the lot. It is not necessary to upload a copy of the pre-approved plans.
• Once the application has been submitted, it will be assessed by our intake staff. If any required documentation is missing or incorrectly submitted, the applicant will be notified and the missing or incorrectly submitted documentation will need to be re-submitted.
• When submitting your application online, you will have the option to submit your related mechanical, plumbing and drain permits once you have submitted your building permit application.

Apply by Email

• To submit an application by email please use the ‘Email’ button on top of the Application for a Permit to Construct or Demolish
• Detailed steps for the email submission process are also available to assist in making your application.

Fees

• Single Family Dwellings, Semis, Townhouses, Duplexes, Live/Work Units: $18.56 per m² (≈ $1.72 per sq ft), effective Jan 1, 2026
• The Development Charges (DC) Deferral Program for Ancillary Secondary Dwelling Units allows for a DC deferral for eligible property owners developing a secondary dwelling unit at the rear yard of a property.
• To determine if your proposal is eligible for a DC deferral please see the Laneway and Garden Suites Program webpage.

General Information

• All drawings to be done on standardized sized sheets, drawn to scale, fully dimensioned, signed and dated.
• Applications including drawings with the seal of a professional engineer must include a completed Assumption of Responsibility for Engineering Content Form.
• If drawings were prepared by a qualified designer (as defined under Div. C, Part 3, Section 3.2 of the Ontario Building Code), drawings must include the designer’s name, registration number, qualification identification number, signature, and stamp/statement that the person has reviewed and taken responsibility for the design activities.
• All drawings, reports, and forms, including the completed Application for a Permit to Construct or Demolish, must be provided in a PDF format.

Site Plan

The following documents are required as part of your submission package.

• Survey or site plan showing property lines, lot area, right-of-way or easements (referenced to a current survey)
• Location of existing/proposed buildings with overall dimensions and include setback dimensions to property lines and adjacent buildings.
• Summary of permitted and proposed zoning provisions to include lot area, building area (GFA), coverage, and grade elevations to confirm height.
• Indicate dimensioned parking areas, driveways, hard & soft landscape treatments, accessory structures (sheds, decks, detached garages, etc).

Floor Plans

• Fully dimensioned, for each level showing existing and proposed uses of all spaces, including location of smoke alarms and carbon monoxide detectors and all plumbing fixtures.
• Provide existing/proposed construction with foundation and exterior wall information, showing interior partitions and structural framing above.

Sections

• Cross section(s) to show existing/proposed building construction and specifications of all floor, wall and roof assemblies.
• Provide footing and foundation wall details including height of exterior grade above basement floor.
• Show floor to floor, floor to ceiling and overall building heights.
• Detail stairs, landings, guards and handrails.

Construction Details and Notes

• Building materials and specifications of all wall, floor and roof assemblies with typical wall section and typical roof detail.
• Provide guard details including connection detail.

Required forms

The following forms are required as part of your submission package.

• Application to Construct or DemolishForm
• Schedule 1: Designer InformationForm
• Assumption of Responsibility for Engineering Content FormForm
• Rental Renovation Licence Screening FormForm

Forms where the construction includes an addition

The forms below are requires where the construction includes the construction of an addition to an existing house:

• Municipal Road Damage DepositForm
• Residential Infill Public Declaration NoticeForm
• Tree Declaration FormForm

Mechanical (HVAC) and Plumbing Requirements

• If your project includes an HVAC elements please review the Residential Mechanical (HVAC) Guide for additional requirement
• If your project includes a plumbing or drain and water-service elements, please submit a Plumbing Data Sheet (below) with your Building Permit application.
• For one- and two-unit houses, no plans are required unless the project includes a reverse-sloping driveway.
• If the project includes a reverse-sloped driveway, then drawings must be submitted showing details of the reverse-sloped driveway and drain plan.
• All other residential plumbing and drain permit applications must include drawings showing the layout of plumbing and related fixtures on each floor level.

Apply Online

• To submit an application for a building permit for multiplex conversion, all required forms and documentation may be submitted through Toronto Building Online Services Application Submission.
• Once the application has been submitted, it will be assessed by our intake staff. If any required documentation is missing or incorrectly submitted, the applicant will be notified and the missing or incorrectly submitted documentation will need to be re-submitted.
• When submitting your application online, you will have the option to submit your related mechanical, plumbing and drain permits once you have submitted your building permit application.

Apply by email

• To submit an application by email please use the ‘Email’ button on top of the Application for a Permit to Construct or Demolish
• Detailed steps for the email submission process are also available to assist in making your application.

Fees

Effective January 1, 2026

• Interior alterations (partitions, finishings, etc.), Group C, E and F: $11.53 per m² (≈ $1.07 per sq ft)
• Residential Unit Fee: $56.33/unit for each new residential unit included in an application
• Additions - new floor area in Single Family Dwellings, Semis, Townhouses, Duplexes, Live/Work Units: $18.56 per m² (≈ $1.72 per sq ft)

Available Designs

In planning your project, you may choose a plan from the following catalogue of designs.

• Fourplex Narrow - Electric
• Fourplex Narrow - Gas
• Fourplex Narrow - Hybrid
• Fourplex Wide - Electric
• Fourplex Wide - Gas
• Fourplex Wide - Hybrid
• Sixplex Narrow - Electric
• Sixplex Narrow - Hybrid
• Sixplex Wide - Electric
• Sixplex Wide - Hybrid

How to use the plans

• For each plan, you must choose your desired HVAC system.
• When applying for a building permit, enter the pre-approved plan number on the Application to Construct or Demolish form. You do not need to submit the pre-approved drawing.
• Pre-approved building plans require input from a qualified design professional to complete site-specific elements for a building permit application.
• If any modifications are made to the pre-approved plan selected, including HVAC or plumbing modifications, the plan will no longer be considered pre-approved, and this process for applying for a building permit will NOT apply. You may apply for a building permit through the regular application process.

Input Required from a Qualified Design Professional

• While the plans have been pre-approved, a qualified design professional is still required to review, assume responsibility for, and finalize all site-specific aspects of the design in accordance with the Building Code and the Building Code Act.
• In order to use the Pre-Approved plans, these matters must be addressed in a letter from a Qualified Design Professional submitted as part of your building permit application.

Site Plan

A survey or site plan needs to include:

• Property lines, lot area, right-of-way or easements (referenced to a current survey)
• Location of existing/proposed buildings with overall dimensions and include setback dimensions to property lines and adjacent buildings
• Summary of permitted and proposed zoning provisions to include lot area, building area (GFA), coverage, and grade elevations to confirm height
• Dimensioned parking areas, driveways, hard & soft landscape treatments, accessory structures (sheds, decks, detached garages, etc)

Lot Grading Plan

A lot grading plan needs to include:

• The proposed design does not cause new ponding on the property or any adjacent properties, in accordance with the Lot Grading Criteria for Infill Housing.

Sheets A010 and A011

• Fillable versions of the Building Code Matrix and Zoning Matrix are currently under development. Until they become available, applicants can refer to the templates provided in the pre-approved plans package and prepare their own project-specific matrices.

Construction Details and Notes

• Building materials & specifications of all wall, floor, and roof assemblies with typical wall section and typical roof detail.
• Provide guard details including connection detail.

Qualified Design Professional Letters

• A letter is required from each qualified design professional taking responsibility for the pre-approved plans as part of the permit application.
• The letter must be signed and sealed by the qualified design professional. This will serve as the seal for the permit documents.

Architectural Qualified Design Professional Letter

Each letter must contain the following elements:

• Confirm that all exposing building face diagrams have been validated.
• Confirm that the side elevations and front and rear elevations have been validated.
• Identify the final cladding material selected for the project.
• For a sixplex, indicate whether window sprinklers or fire shutters will be used.
• Confirm that the qualified design professional is taking responsibility for the applicable architectural components of the pre-approved plans.
• Include the qualified design professional’s signature and seal.

Structural Qualified Design Professional Letter

• Confirm the anticipated bearing capacity of the site.
• Confirm the foundation and footing depths of neighbouring properties.
• Confirm the shoring requirements for the site.
• Provide the angle of repose in relation to adjacent properties.
• Confirm that the qualified design professional is taking responsibility for the applicable structural components of the pre-approved plans.
• Include the qualified design professional’s signature and seal.
• If shoring is required, separate shoring drawings must be submitted. Shop drawings for the non-combustible side wall assemblies, entry platform, exit stair where applicable, and lateral column are also separate submission documents rather than letter content.

Mechanical, HVAC and Plumbing Qualified Design Professional Letter

• Confirm the HVAC type.
• Provide or confirm the heating-load calculations.
• Provide or confirm the cooling-load calculations.
• Confirm the equipment requirements.
• Confirm the proposed duct runs.
• Confirm the required cubic feet per minute, CFM, for each room.
• Confirm that the selected equipment complies with the applicable requirements.
• Confirm the incoming site services.
• Confirm the incoming sanitary invert elevations.
• Confirm whether a sanitary pump is required.
• Confirm that the qualified design professional is taking responsibility for the applicable HVAC and plumbing components of the pre-approved plans.
• Confirm that the qualified design professional is taking responsibility for the applicable electrical components of the pre-approved plans.
• Include the qualified design professional’s signature and seal.
• The Energy Efficiency Design Summary, plumbing data sheet, window-sprinkler shop drawings where applicable, and Commitment to General Review are separate submission items rather than content of the letter.

Required Forms

• Application to Construct or DemolishForm
• Energy Efficiency Design Summary – Part 9 ResidentialForm
• Energy Efficiency Design Summary – Part 9 ResidentialForm
• Infill Public Notice Declaration FormForm
• Municipal Road Damage FormForm
• Tree Declaration FormForm
• Lot Grading for Infill Housing Letter of UndertakingForm
• Declaration Form - Overhead Electrical ConductorsForm
• Commitment to General Reviews by Architect and EngineerForm
• Lot Grading CertificateCertificate

Mechanical (HVAC), Plumbing and Drain Permits

• To submit Plumbing, Drain and Mechanical permits associated with the Multiplex permit, please submit all required forms and documentation for these permits online.
• Application to Construct or Demolish
• Commitment to General Reviews by Architect and Engineer
• Mechanical, HVAC and Plumbing Qualified Design Professional Letter
• Plumbing Data Sheet

Apply Online

• To submit an application for a Pre-Approved Multiplex, all required forms and documentation may be submitted through Toronto Building Online Services Application Submission.
• A User Guide is available to support your application.
• When submitting your application online, you can also apply for related demolition, mechanical, plumbing, and drain permits after submitting your building permit application.
• Please note that to add related permits, you must use the reference number and access code provided in your building permit application confirmation email.

Fees

Effective Jan. 1, 2026

• Residential Unit Fee: $56.33/unit for each new residential unit included in an application
• All other multiple unit buildings and any other residential occupancies: $18.56 per m² (≈ $1.72 per sq ft)
• These permit fees are shown as a Service Index per square metre of proposed work, unless otherwise specified.

• If your project includes HVAC elements, review the Residential Mechanical (HVAC) Guide for additional requirements.
• If your project includes plumbing or drain and water service elements, submit a Plumbing Data Sheet with your building permit application.
• For one- and two-unit houses or garden suites, no plans are required unless the project includes a reverse-sloping driveway.
• If the project includes a reverse sloped driveway then drawings must be submitted showing details of reverse sloped driveway and drain plan.
• All new Garden Suites must comply with the Ontario Building Code for Separate Services: no plumbing serving a dwelling unit shall be installed in or under another unit of the building unless the piping is located in a tunnel, pipe corridor, common basement or parking garage.