Toronto amended Zoning By-law 569-2013 to permit up to four residential units as-of-right in all residential zones city-wide under its Expanding Housing Options in Neighbourhoods (EHON) framework. Within Major Transit Station Areas, up to 4-storey multiplexes and apartment buildings are permitted across the entire Station Area, and up to 6-storey apartments in Neighbourhoods within 200 metres of a station or fronting a Major Street. As-of-right means no rezoning, though a minor variance may still be needed where a specific standard like setback or height is exceeded.
The fourplex is now a by-right building form across Toronto. That single change, permitting up to four units in every residential zone, converts a large share of the city's low-rise land from single-home use to small-scale multi-unit without a rezoning. For a small builder, the question shifts from "will the city allow more units" to "does my design fit the standards, or do I need a variance."
Toronto's Expanding Housing Options in Neighbourhoods (EHON) framework and the Major Transit Station Area policy stack to create a tiered set of as-of-right permissions:
| Where | As-of-right form | Instrument |
|---|---|---|
| All residential zones, city-wide | Up to 4 residential units | EHON amendment to ZBL 569-2013 |
| Entire Major Transit Station Area | Up to 4-storey multiplexes and apartments | MTSA framework |
| Neighbourhoods within 200m of transit or on a Major Street | Up to 6-storey apartments | MTSA framework |
As-of-right does not mean unconditional. The number of units is permitted, but the building still has to comply with the zoning standards for the zone: height, setbacks, lot coverage, floor space index, and parking. A fourplex that meets every standard proceeds without any planning application. A fourplex that needs an extra half-metre of height or a reduced setback still needs a minor variance, decided by the Committee of Adjustment in weeks rather than a rezoning that takes a year or more.
Want to know if your Toronto fourplex fits as-of-right or needs a variance? PreBuildIQ checks your address against the zoning standards in 60 seconds.
Check my site →The value of the EHON change is that it removes the rezoning step for small multi-unit housing. Understanding which path your project falls into is the difference between a few weeks and a couple of years:
The use (up to 4 units) is permitted and the design meets every zoning standard. No planning application. Straight to permit.
Up to 4 units is permitted, but one numerical standard (setback, height, coverage) is exceeded. Committee of Adjustment decides, typically in 6 to 12 weeks.
The proposal exceeds what EHON or the MTSA form permits, for example more units or greater height than the zone allows. Full rezoning, 12 to 24 months.
A by-right fourplex is not exempt from the rest of the process. It must still meet the Ontario Building Code, obtain a building permit, and satisfy any applicable site plan control (though small residential is commonly exempt). Servicing capacity, tree protection, and heritage adjacency can each add requirements. The as-of-right permission removes the zoning fight, not the technical and permitting work.
Yes. Toronto permits up to four residential units as-of-right in all residential zones city-wide under its Expanding Housing Options in Neighbourhoods (EHON) framework, following an amendment to Zoning By-law 569-2013. As-of-right means no rezoning is required, though a minor variance may be needed if the design exceeds a zoning standard.
Usually no. Up to four units are permitted as-of-right in every residential zone, so no rezoning is required if the design complies with the zoning standards. If a standard like setback or height is exceeded, a minor variance is needed. A rezoning is only required to exceed the permitted unit count or form.
Across a Major Transit Station Area, up to 4-storey multiplexes and apartment buildings are permitted as-of-right. In Neighbourhoods within 200 metres of a transit station or fronting a Major Street, up to 6-storey apartments are allowed. Outside station areas, the base residential zone standards govern height for the four-unit form.
EHON stands for Expanding Housing Options in Neighbourhoods, Toronto's framework for permitting more housing in low-rise areas. It amended Zoning By-law 569-2013 to allow up to four residential units as-of-right in all residential zones, making multiplexes a by-right building form rather than a rezoning.
Yes. As-of-right zoning removes the rezoning step, but a fourplex must still meet the Ontario Building Code, obtain a building permit, and address servicing, tree protection, and any heritage or site plan requirements that apply. The zoning permission is separate from the technical and permitting work.
PreBuildIQ checks your address against Toronto's zoning standards, EHON permissions, and MTSA overlay, and tells you whether you need a variance or a rezoning, in 60 seconds.
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