Toronto Sixplex & Fourplex Rules: Where You Can Build a 6+1 or 4+1 Multiplex in the GTA (2026 Guide)
If you own a detached house in the Greater Toronto Area, you may be sitting on more housing potential than you think. Over the past few years, Ontario and several GTA cities have opened neighbourhood lots to duplexes, triplexes, fourplexes and, in parts of Toronto, sixplexes, plus a separate garden or laneway suite in the backyard.
But the rules are not the same everywhere. A "6+1" that is allowed as-of-right in Parkdale may not be possible in Markham, and a fourplex that works in Richmond Hill counts units differently than one in Toronto. This guide sums up Toronto's sixplex and fourplex rules, garden and laneway suite basics, and multiplex limits in other GTA cities as of November 2026.
What do "6+1" and "4+1" mean?
4+1 = a fourplex (four homes in one building, at least one stacked above another) plus one detached garden suite or laneway suite = up to 5 homes on one lot.
6+1 = a sixplex (six homes in one building) plus one garden or laneway suite = up to 7 homes on one lot.
"As-of-right" means the zoning already permits it: if your design meets the zoning standards, you can go straight to a building permit without a rezoning or minor variance.
The provincial baseline: 3 units almost everywhere
Since Ontario's More Homes Built Faster Act, 2022 (Bill 23), up to three residential units are allowed as-of-right on most serviced residential lots zoned for one home, for example a house with a basement suite plus a garden suite. The second and third units are exempt from development charges and parkland fees. Many cities have gone further, but none can go below this baseline.
Toronto sixplex and fourplex rules: 4+1 citywide, 6+1 in nine wards
Fourplexes (4+1) – all 25 wards. Since May 2023, duplexes, triplexes and fourplexes are permitted in all residential zones (R, RD, RS, RT, RM). Key points from the City:
No minimum car parking is required for duplexes, triplexes or fourplexes (since February 2022).
Maximum floor space index (FSI) does not apply to multiplexes, but height, setbacks and any lot-coverage overlay still do. Where the height overlay is below 10 m, a multiplex can go to 10 m.
One garden suite or one laneway suite is allowed on the same lot, which gives up to 5 homes.
Sixplexes (6+1) – nine wards. On June 25–26, 2025, City Council approved Official Plan Amendment 818 and Zoning By-law 654-2025, which permit fiveplexes and sixplexes in detached buildings (not semis or townhouses) in:
Toronto and East York: Ward 4 Parkdale–High Park, Ward 9 Davenport, Ward 10 Spadina–Fort York, Ward 11 University–Rosedale, Ward 12 Toronto–St. Paul's, Ward 13 Toronto Centre, Ward 14 Toronto–Danforth, Ward 19 Beaches–East York
Ward 23 Scarborough North
In these areas, a five- or six-unit building may rise to 10.5 m where the limit would otherwise be 10 m, which helps give basement units more ceiling height and daylight. Councillors in the other 16 wards can ask to opt in; as of this writing, the City still lists only these nine wards.
Garden suites. Up to 2 storeys and up to 120 m² of gross floor area (60 m² for one storey). Height is up to 6.3 m if the suite is at least 7.5 m from the main house (4.0 m if closer). No parking is required.
Development charges (DCs). Toronto's Municipal Code exempts the 2nd–4th units and reduces the 5th and 6th units to $0, as long as there are no more than six units on the lot. A garden or laneway suite under the City's DC Deferral Program is not counted toward the six; its DCs are deferred for 20 years.
The rest of the GTA: mostly 3 or 4 units in total
Outside Toronto, most cities cap the total number of units on the lot, and the backyard suite counts toward that cap. That means "4+1" is generally not available outside Toronto.
Richmond Hill: up to 4 units per lot where detached, semi or townhouse dwellings are allowed (By-law 143-24, now in By-law 93-25). No more than 2 of them can be in a backyard building. Parking ranges from 0 to 2 spaces depending on the area. Flood-plain and natural-core lands are excluded.
Mississauga: either a fourplex (new or converted, depending on lot size) or a house plus up to 2 additional units. Fourplexes pay DCs, but a grant may cover the 4th unit's DCs if it stays a rental for 25 years.
Burlington: a main home plus up to 3 additional units (4 in total), with at most one in a backyard building of up to 80 m² (By-law 2020.494, January 2025).
Hamilton: triplexes and fourplexes are permitted in the low-density R1, R1a and R2 zones (since February 2024).
Markham: Council approved four units per lot in February 2026, but the Mayor vetoed it on March 11, 2026. The 3-unit provincial baseline applies, and the City's guides call for 1 parking space per unit.
Vaughan: 3 units (house plus 2 additional units, max one in a backyard building), with 1 parking space per additional unit outside protected transit station areas.
Oakville: 3 units (two attached additional units, or one attached and one detached).
Brampton: 3 units today. The new Zoning By-law 14-2026 adds fourplexes along transit streets, but it is under appeal and the more restrictive rule applies for now.
GTA multiplex rules at a glance: comparison table
City / area | Max units in main building | + Garden / laneway suite? | Key conditions |
Toronto – Wards 4, 9, 10, 11, 12, 13, 14, 19, 23 | 6 (sixplex) | Yes, +1 (up to 7 total) | Detached buildings only; up to 10.5 m height; no car parking minimum; DCs $0 for units 2–6 |
Toronto – other 16 wards | 4 (fourplex) | Yes, +1 (up to 5 total) | As-of-right since 2023; zone height (often 10 m); no FSI cap; no parking minimum |
Richmond Hill | 4 total on lot | Counts in the 4 (max 2 in backyard building) | Parking 0–2 by area; excluded in flood/natural areas |
Burlington | 4 total on lot | Counts in the 4 (max 1 in backyard building) | Backyard building ≤ 80 m²; lot coverage up to 45% |
Mississauga | 4 (fourplex) or house + 2 | Counts in the total | Lot-size rules; DCs apply (4th-unit grant if rental 25 yrs) |
Hamilton | 4 (fourplex) | Check site | R1, R1a, R2 low-density zones |
Markham | 3 total | Counts in the 3 | 4-unit by-law vetoed March 2026; 1 parking space per unit |
Vaughan | 3 total | Counts in the 3 | 1 parking space per added unit (outside transit areas) |
Oakville | 3 total | Counts in the 3 | Max 1 detached additional unit |
Brampton | 3 total (4 proposed) | Counts in the 3 | New by-law under appeal |
Case study: 25 Devondale Ave, North York (4+1 multiplex, design-build)
At 25 Devondale Ave, near Yonge & Finch subway station in North York, our team provided the design and construction management for our client. The finished multiplex shows what Toronto's citywide 4+1 rule can deliver:
5 homes in total: 4 units in the main building and a 1,200 sq ft garden suite at the rear
A main building of about 8,000 sq ft leasable area
4 bedrooms with en-suite bathrooms in each of the 4 main units
One of the first approvals under Toronto's new multiplex policy
Because the site is outside the nine sixplex wards, 4+1 was the maximum as-of-right. The same lot in Ward 12 or Ward 14 could be studied as a 6+1.
FAQ
Can I build a sixplex anywhere in Toronto?
No. As of November 2026, fiveplexes and sixplexes are permitted only in the eight Toronto and East York wards and Ward 23 Scarborough North, and only as detached buildings.
Does a garden suite count as one of my four or six units in Toronto?
No. In Toronto the garden or laneway suite is a separate permission: one suite on top of the fourplex (4+1) or sixplex (6+1). In most other GTA cities, it counts toward the lot's total.
Do I need parking?
In Toronto, no car parking is required for multiplexes or garden suites. In Markham and Vaughan, plan for about one space per added unit. Richmond Hill and Burlington vary by area and unit count.
Do I need a rezoning?
Not if your design meets the zoning standards. If it doesn't (for example, a bit too tall or too deep), you can apply for a minor variance at the Committee of Adjustment. Going beyond the unit limits usually needs a rezoning.
Will I pay development charges?
In Toronto, multiplexes of up to six units are largely exempt, and garden suites can be deferred. In other cities, the 2nd and 3rd units are exempt under provincial law, but extra units may pay DCs or rely on local grants.
Planning a multiplex? Get a free feasibility study
Every lot is different: zone, lot frontage and depth, height overlays, trees, heritage and servicing can all change what you can build. Nestwood offers a free feasibility study. We'll check your property's zoning, the possible unit count and buildable area (GFA), a timeline and a preliminary construction estimate. Nestwood is a design-build team for multiplex owners in the GTA: we provide the design and construction management, from zoning review and permit drawings to managing your build on site.
📩 Email info@nestwood.ca with your address to get started.
Rules checked November 10, 2026. Zoning and fees change often. This article is general information, not legal or planning advice. Always confirm with the municipality, or contact Nestwood for a site-specific feasibility check.
Sources
City of Toronto – Council decision PH22.4 (June 25–26, 2025)
City of Toronto – Zoning By-law 569-2013, Chapter 150.7 Garden Suites
City of Toronto – Municipal Code Ch. 415 (development charges)
City of Toronto – Laneway & Garden Suite DC Deferral Program
City of Markham – 3 and 4 Dwelling Unit Building Conversions Guide (Apr. 2026)
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