Planning a Rental Conversion Project on a Toronto Major Street? Here’s What You Need to Know – 2026 Complete Guide

Planning a Rental Conversion Project on a Toronto Major Street? Here’s What You Need to Know

If you own a house or investment property on one of Toronto’s Major Streets, your development potential may be significantly greater than simply converting the existing home into a duplex, triplex, fourplex or sixplex.

Under Toronto’s Expanding Housing Options in Neighbourhoods – Major Streets initiative, qualifying properties along Major Streets that are designated Neighbourhoods in the City’s Official Plan may have permissions for additional forms of housing, including:

• townhouses

• stacked townhouses

• small-scale apartment buildings

• apartment buildings up to six storeys

• potentially as many as 60 dwelling units

Toronto’s Major Streets Official Plan and zoning amendments came into force following an Ontario Land Tribunal decision on September 11, 2025. (Toronto)

That means an investor looking at a detached house on a Major Street should not automatically ask:

“Can I turn this into a triplex or fourplex?”

The better question may be:

“What is the highest and best residential use permitted on this property?”

Depending on the address, lot dimensions, Official Plan designation, zoning, servicing, existing building, trees and surrounding context, the answer may be very different from what you would expect on an interior residential street.

Quick Answer: How Many Rental Units Can You Build on a Toronto Major Street?

A qualifying property within Toronto’s Major Streets framework may potentially support a small-scale apartment building containing up to 60 dwelling units and up to six storeys, subject to all applicable zoning, building, servicing, site planning and other requirements. Townhouses of up to four storeys are also contemplated under the Major Streets permissions. (Toronto)

However:

A property being located on a busy road does not automatically mean it qualifies for 60 units.

The Major Streets framework generally applies to eligible properties:

1. associated with a Major Street identified on Map 3 of Toronto’s Official Plan

2. within lands designated Neighbourhoods

3. where the applicable zoning and site-specific regulations permit the proposed building type

4. where the property can physically accommodate the proposed building

Your actual development potential could therefore be:

• 4 units

• 6 units

• 8 units

• 10 units

• 12 units

• 20 units

• 30 units

• 40 units

• 60 units

or another number entirely.

Sixty units is a zoning permission ceiling under the Major Streets framework—not a guarantee that every Major Street property can physically accommodate 60 apartments. (Toronto)

What Is a Major Street in Toronto?

Toronto does not define a Major Street simply as any road with heavy traffic.

For planning purposes, Major Streets are transportation corridors identified on Map 3 – Right-of-Way Widths Associated with Existing Major Streets of Toronto’s Official Plan.

The City describes Major Streets as corridors that provide connectivity across Toronto and support transportation, shipping and delivery functions. (Toronto)

Many recognizable Toronto roads contain sections identified as Major Streets.

But property owners should never assume that their street qualifies based solely on the name of the road.

The specific property should be checked against the City’s Official Plan mapping and zoning.

Why Toronto Changed the Rules Along Major Streets

For decades, Toronto’s residential neighbourhoods contained large areas where zoning primarily supported detached and semi-detached homes.

Meanwhile, much of Toronto’s population and housing growth was concentrated in:

• Downtown

• Centres

• Avenues

• major redevelopment sites

• mid-rise corridors

• high-rise communities

Toronto created its Expanding Housing Options in Neighbourhoods program to introduce more forms of “missing middle” housing into low-rise neighbourhoods.

The Major Streets initiative specifically focuses more residential density along the edges of neighbourhoods where properties front or abut important transportation corridors.

The City identified Major Streets as locations where additional housing could create a transition between higher-density areas and Toronto’s interior low-rise neighbourhoods. (Toronto Secure)

Rental Conversions

The Major Opportunity for Toronto Property Investors

Consider two similar detached houses.

Property A

Located on a quiet interior residential street.

Potential strategy:

• duplex

• triplex

• fourplex

• potentially additional multiplex permissions depending on location

• possibly a garden or laneway suite

Property B

Located on a qualifying Major Street.

Potential strategy:

• multiplex

• townhouse redevelopment

• stacked townhouse redevelopment

• small-scale apartment building

• potentially dozens of dwelling units

The purchase prices could initially appear similar.

But their underlying development potential may be completely different.

That is why zoning and development feasibility should be reviewed before purchasing a Toronto investment property.

Does Every Property on a Toronto Major Street Qualify?

No.

This is one of the most important things investors need to understand.

The Major Streets initiative focuses on lands along Major Streets that are designated Neighbourhoods under Toronto’s Official Plan. (Toronto)

Other properties along the same road could potentially have different designations, such as:

• Mixed Use Areas

• Apartment Neighbourhoods

• Employment Areas

• Regeneration Areas

• Parks and Open Space Areas

• other site-specific planning designations

Those properties may have completely different development rules.

In some cases, another planning framework could actually permit more density than the Major Streets rules.

Therefore, the analysis should not stop at:

“Is this a Major Street?”

You also need to determine:

“What is the Official Plan designation of this particular parcel?”

Major Street Does Not Automatically Mean 60 Units

The phrase “up to 60 units” can easily be misunderstood.

Toronto’s Major Streets initiative permits small-scale apartment buildings of up to 60 units within the applicable framework. (Toronto)

But imagine trying to place 60 apartments on a standard Toronto lot that is approximately 25 feet wide.

The zoning permission does not magically create enough land.

Actual unit yield will depend on factors such as:

• lot frontage

• lot depth

• overall lot area

• building setbacks

• building depth

• building height

• landscaping

• tree protection

• servicing

• waste management

• bicycle parking

• vehicular access

• accessibility

• mechanical spaces

• circulation

• stairs

• elevators where applicable

• unit sizes

• amenity requirements

• structural design

The highest legal theoretical unit count and the highest practical unit count are not necessarily the same.

Do You Need to Assemble Multiple Properties?

In many cases, assembling neighbouring properties could make a Major Street apartment development significantly more feasible.

Toronto’s own demonstration plan for a six-storey apartment building shows an assembled mid-block property approximately 30 metres wide and 36 metres deep.

The City’s earlier urban-design modelling also examined assembled sites generally in the range of approximately 30–35 metres of frontage, noting that these dimensions often require combining two or three existing lots. (Toronto)

This does not mean 30 metres is automatically the legal minimum frontage for every Major Street apartment building.

It demonstrates something more important:

Land assembly can dramatically change what is physically achievable.

Imagine three neighbouring houses.

Individually, each lot might only accommodate a relatively modest rental project.

Combined, the development site could potentially support:

• efficient underground or surface parking

• better building circulation

• more apartments

• larger setbacks

• improved landscaping

• better waste-management areas

• elevator access

• more efficient structural grids

• better unit layouts

This is why sophisticated investors often look at assemblies, not simply individual properties.

Example: One Major Street Property vs. Three Assembled Properties

Consider a hypothetical scenario.

Option 1: One Existing House

Possible strategy:

• renovate existing home

• create 4–6 dwelling units

• limited structural additions

• maintain most of the existing building

This could be a straightforward rental conversion.

Option 2: Two Adjacent Properties

Potential strategy:

• demolish or substantially reconstruct

• build a larger townhouse or apartment project

• perhaps 8–20+ units depending on the site

Option 3: Three Assembled Properties

Potential strategy:

• six-storey small-scale apartment building

• potentially significantly more apartments

• underground or coordinated parking where appropriate

• elevator

• purpose-built rental configuration

The optimal strategy changes as the development parcel changes.

Rental Conversion vs. Rental Redevelopment

A rental conversion and a rental redevelopment should not be treated as the same thing.

Rental Conversion

You largely preserve the existing house and reconfigure it into multiple apartments.

Example:

Existing detached house → fourplex.

Typical work might include:

• demolition

• new fire separations

• kitchens

• bathrooms

• plumbing

• HVAC

• electrical

• entrances

• windows

• structural modifications

Rental Redevelopment

You significantly expand, reconstruct or replace the existing building.

Example:

Two houses → new 20-unit apartment building.

Work may involve:

• demolition

• excavation

• shoring

• foundations

• structural framing

• elevators

• full mechanical systems

• electrical service

• fire protection

• landscaping

• site servicing

• parking

• complete new construction

For Major Street properties, redevelopment feasibility can sometimes be more important than traditional rental-conversion feasibility.

Should I Keep the Existing House or Tear It Down?

That depends on the economics.

Keeping the house may make sense if:

• the existing building is large

• structure is sound

• basement height is adequate

• floorplates lend themselves to multiple units

• major additions are unnecessary

• the project can achieve strong rental income without rebuilding

Demolition or major reconstruction may become more attractive if:

• the existing house occupies the wrong part of the property

• existing foundations are poor

• floorplates are inefficient

• structural modifications are extensive

• ceiling heights are inadequate

• significantly greater density is available

• multiple lots are being assembled

• the land value is driven primarily by redevelopment potential

The cheapest construction option is not always the most profitable development option.

Six Storeys Does Not Mean Every Building Should Be Six Storeys

Toronto’s Major Streets framework provides permissions for apartment buildings of up to six storeys and townhouses of up to four storeys in the applicable areas. (Toronto)

But a developer still needs to determine what actually works.

A property might financially perform better as:

• 8 large rental units

• 12 family-sized apartments

• 20 compact apartments

• stacked townhouses

• conventional townhouses

rather than forcing the theoretical maximum building envelope.

The objective should always be:

Maximum economic value within a practical, permitable design.

How Many Units Should I Build?

There are really four different numbers to determine.

1. Zoning Capacity

How many units may the planning framework permit?

2. Physical Capacity

How many functional apartments can actually fit on the site?

3. Servicing Capacity

Can the municipal infrastructure and proposed building services support the development?

4. Economic Capacity

How many units create the strongest return relative to land and construction costs?

These numbers may be very different.

For example:

Maximum zoning potential: 60 units

Reasonable physical design: 28 units

Best financial project: 24 units

That could still be an excellent project.

What About Water and Sewer Capacity?

Servicing becomes increasingly important as unit count rises.

A fourplex conversion and a 40-unit apartment building place very different demands on:

• water supply

• sanitary sewer

• stormwater systems

• fire protection

• utility infrastructure

Toronto’s Major Streets planning framework specifically addressed water and wastewater servicing for larger residential projects, including additional servicing confirmation requirements for certain developments containing more than 10 dwelling units. (Toronto Secure)

Therefore, servicing should be investigated early.

Do not complete an expensive architectural design before understanding whether the project creates significant infrastructure requirements.

Electrical Service Can Become a Major Cost

Imagine replacing one detached home containing:

• one kitchen

• one furnace

• one air conditioner

• one electrical panel

with an apartment building containing:

• 20 kitchens

• 20 refrigerators

• 20 ranges

• laundry facilities

• heat pumps

• common-area lighting

• elevators

• mechanical equipment

• fire-alarm systems

• exterior lighting

Electrical demand changes dramatically.

A Major Street rental redevelopment may therefore require:

• new electrical service

• new metering strategy

• transformer coordination

• electrical rooms

• distribution panels

• emergency systems

• utility coordination

These items should be integrated into the design early.

Mechanical Design for Major Street Rental Projects

The mechanical strategy should also be developed early.

Options could include:

• individual heat pumps

• centralized systems

• fan-coil systems

• individual hot-water systems

• centralized domestic hot water

• dedicated ventilation systems

A larger apartment project requires considerably more coordination than adding one basement apartment.

Mechanical rooms, shafts and ductwork consume real building area.

Every square foot used for services is a square foot that cannot necessarily become rentable living area.

Good architectural and mechanical coordination can therefore directly affect project economics.

Rental Conversions

Fire and Life-Safety Requirements Become More Significant

As building size, height and occupancy increase, fire and life-safety design becomes more complex.

Depending on the project, considerations can include:

• fire separations

• fire-resistance ratings

• exits

• exit stairs

• corridors

• fire alarm

• emergency lighting

• smoke detection

• carbon monoxide detection

• fire stopping

• spatial separation

• firefighter access

• standpipe or sprinkler requirements where applicable

A purpose-built apartment building should be designed around these requirements from the beginning.

Trying to “fit the code in later” can result in major redesign.

Do Major Street Rental Projects Need Elevators?

Not every project will have the same accessibility obligations or building configuration.

But once you are considering a multi-storey apartment building, vertical circulation becomes a major design issue.

A project may need to allocate space for:

• elevator shaft

• elevator machine or control equipment

• accessible entrance

• barrier-free routes

• larger corridors

• accessible units

• turning spaces

This can substantially affect net rentable area.

Again:

Gross building area is not the same thing as rentable area.

Net Rentable Area Is One of the Most Important Numbers

Imagine a proposed building has:

20,000 sq. ft. of gross building area.

That does not mean you have 20,000 sq. ft. of apartments.

Space may also be required for:

• stairs

• elevator

• hallways

• mechanical rooms

• electrical rooms

• garbage rooms

• storage

• bicycle parking

• utility areas

• structural walls

• common areas

Therefore, investors should carefully monitor:

Net rentable efficiency

A smaller, efficiently designed project can sometimes generate better returns than a larger inefficient building.

What About Parking?

Do not automatically assume that a larger apartment building requires one parking space per unit.

Toronto has progressively changed parking requirements as part of its broader housing and transportation policies, and specific Major Street rules can differ from older assumptions about apartment parking.

Parking requirements must be checked against the current zoning applicable to the property and project. (Toronto)

More importantly, providing large amounts of parking can significantly change construction economics.

Underground parking can require:

• excavation

• shoring

• concrete foundations

• waterproofing

• ramps

• ventilation

• drainage

• lighting

• fire protection

If the zoning and market allow a project to function with less parking, that can materially affect feasibility.

Trees Can Affect Major Street Development

Toronto specifically incorporated tree preservation and landscaping into its Major Streets planning work.

City Council also directed that protected trees be considered carefully where construction of townhouses or small-scale apartment buildings is proposed. (Toronto Secure)

A mature tree can affect:

• building footprint

• excavation limits

• underground parking

• driveway location

• foundation design

• front-yard setback

• rear-yard design

A developer should identify significant trees before finalizing massing.

Why Lot Width Matters

A wide site generally provides more flexibility.

Lot frontage affects:

• apartment layouts

• windows

• building entrances

• underground parking ramps

• side-yard access

• waste collection

• landscaping

• structural grids

• stairs

• elevator placement

A 75-foot-wide site may offer very different possibilities from a 25-foot lot—even if both are on the same Major Street.

This is why neighbouring property assembly can sometimes create disproportionate value.

Why Lot Depth Matters

Depth is equally important.

A deeper site can potentially allow:

• larger floorplates

• rear landscaping

• parking

• loading

• building setbacks

• amenity space

• more efficient unit layouts

But deeper development must still respect applicable building-depth, setback, landscaping and neighbourhood-transition requirements.

Toronto’s demonstration six-storey Major Street apartment model uses an assembled site approximately 36 metres deep, illustrating the type of site dimensions that can accommodate a larger low-rise apartment form. (Toronto)

Again, this is an illustration—not a universal minimum.

Can You Build Retail on the Ground Floor?

Some Major Street properties may offer opportunities for neighbourhood-serving commercial uses depending on zoning and other applicable permissions.

Toronto’s demonstration material even illustrates a five-storey apartment building on an assembled corner site containing a ground-floor retail space. (Toronto)

A mixed-use strategy may work particularly well at:

• intersections

• transit stops

• established commercial corridors

• highly walkable neighbourhoods

However, retail should only be included after evaluating:

• zoning

• market demand

• construction cost

• commercial leasing risk

• required services

• accessibility

• parking/loading

• residential economics

Commercial space is not automatically more valuable than additional residential area.

Corner Lots Can Be Particularly Interesting

Corner properties can offer advantages for Major Street development because they may provide:

• two street frontages

• additional windows

• multiple entrances

• improved access

• alternative driveway locations

• better unit layouts

• stronger retail opportunities

• clearer building identity

Toronto’s Major Street demonstration plans include both mid-block and corner development examples, including a five-storey apartment concept on an assembled corner site. (Toronto)

A corner lot should therefore be evaluated differently from an interior site.

What About Properties That Back Onto a Major Street?

This is another important Toronto condition.

Not every property associated with a Major Street has its traditional front door facing that street.

Toronto’s Major Streets studies examined:

• fronting lots

• flanking lots

• rear-facing lots

The City recognized that rear-facing properties create different planning and urban-design considerations from conventional fronting properties. (Toronto)

Therefore:

Being beside or backing onto a Major Street is not something an investor should interpret without reviewing the actual mapping and zoning.

Do You Need a Rezoning to Build a Major Street Apartment?

One of the important objectives of Toronto’s Major Streets initiative was to provide more as-of-right zoning permissions.

The City’s planning report explains that where a development satisfies the applicable permissions and standards, the process can avoid the need for an Official Plan or zoning amendment that would otherwise be required, although building permits and Site Plan Approval may still apply depending on the project. (Toronto Secure)

That can potentially reduce:

• planning risk

• consultant costs

• approval timelines

• rezoning uncertainty

But “as-of-right” does not mean “no approvals.”

The project must still comply with the applicable regulations.

What If the Proposed Building Does Not Comply?

If your preferred design exceeds the as-of-right zoning permissions, additional planning approvals may be required.

Depending on the nature and scale of the deficiency, this could involve:

• Committee of Adjustment

• zoning by-law amendment

• other planning approvals

The best approach is to first create an as-of-right feasibility model.

Then compare the financial benefit of seeking additional permissions.

If a variance adds only one apartment while adding substantial time, consultant fees and risk, it might not make financial sense.

If the planning approval unlocks 10 additional apartments, the calculation may be completely different.

Site Plan Approval May Be Required

Larger Major Street apartment developments can involve Site Plan Control, where the City reviews technical and design issues such as:

• site access

• servicing

• waste management

• parking

• landscaping

• building design

Toronto describes Site Plan Control as a process reviewing the design and technical elements of proposed development. (Toronto)

This should be accounted for when developing the project schedule.

A 20-unit apartment project does not follow exactly the same approval path as converting a house into a triplex.

Existing Rental Units Can Create Additional Obligations

This is extremely important when acquiring an existing rental property for redevelopment.

Toronto’s Rental Demolition and Conversion Control framework can apply to developments involving the demolition or conversion of six or more residential units where at least one is a rental unit. (Toronto)

Depending on the circumstances, redevelopment can involve:

• rental demolition approval

• replacement rental units

• tenant assistance

• tenant relocation

• rights of return

• additional approval conditions

This needs to be investigated before purchasing an occupied apartment or multi-unit property for redevelopment.

A developer should never assume that acquiring six existing rental apartments means they can simply demolish them after closing.

What Is RentSafeTO and Could It Apply?

If you create a larger purpose-built rental property, additional operational requirements may eventually apply.

Toronto’s RentSafeTO Apartment Building Standards program applies to qualifying apartment buildings with three or more storeys and 10 or more units, and owners of covered buildings must register and renew their registration annually. (Toronto)

That means a Major Street rental project containing 20 apartments is not simply a larger version of owning a duplex.

You are entering a different category of rental property operation.

What Does a Toronto Major Street Rental Project Cost?

There is no responsible universal cost-per-unit number.

A Major Street development could be:

Project A

Existing house → 4 units

Relatively conventional renovation.

Project B

Existing house → 8–10 units through major additions and reconstruction

Substantial structural renovation.

Project C

Two houses demolished → 15-unit apartment building

New purpose-built rental construction.

Project D

Three assembled lots → 30–60-unit six-storey apartment project

Small-scale multi-residential development.

The construction budget will depend on:

• demolition

• hazardous materials

• excavation

• shoring

• foundations

• underground parking

• structure

• building envelope

• windows

• roofing

• elevators

• fire protection

• plumbing

• HVAC

• electrical

• kitchens

• bathrooms

• finishes

• common spaces

• landscaping

• utilities

• municipal servicing

The difference between these projects can easily be measured in millions of dollars.

Do Not Use a Simple Per-Square-Foot Number Too Early

Cost per square foot is useful as a high-level benchmarking tool.

It should not replace actual estimating.

Two buildings with identical gross floor area can have significantly different costs because one might require:

• underground parking

• elevator

• sprinkler system

• expensive shoring

• major utility upgrades

while another does not.

The preferred process is:

Feasibility → Preliminary Design → Trade-by-Trade Budget → Design Development

not:

Buy property → Draw maximum building → Discover cost afterward.

How Should Investors Analyze a Toronto Major Street Property?

Before buying the property, investigate at least the following.

1. Confirm Major Street Status

Check Toronto Official Plan Map 3.

2. Confirm Official Plan Designation

Determine whether the property is actually designated Neighbourhoods or subject to another planning framework.

3. Review Zoning

Check:

• R

• RD

• RS

• RT

• RM

• applicable zone standards

• overlays

• site-specific exceptions

4. Review Lot Dimensions

Confirm:

• frontage

• depth

• lot area

5. Review Existing Building

Assess:

• age

• structure

• foundations

• rental units

• occupancy

• condition

6. Review Development Constraints

Investigate:

• trees

• easements

• rights-of-way

• utilities

• access

• grade

• neighbouring buildings

7. Review Servicing

Assess:

• sanitary

• storm

• water

• electrical

• gas

• utilities

8. Build Preliminary Massing

Determine the realistic building envelope.

9. Test Unit Layouts

Determine how many good apartments fit.

10. Prepare a Construction Budget

Cost the actual proposed building.

11. Prepare a Rental Pro Forma

Estimate:

• gross rent

• vacancy

• operating expenses

• taxes

• insurance

• financing

• maintenance

• management

• utilities

12. Calculate Development Return

Only then should you determine whether the deal makes sense.

Example Major Street Investment Analysis

Imagine you are considering purchasing three neighbouring properties.

Combined acquisition:

$3,000,000

You believe the assembled property could potentially support a six-storey apartment building.

Before buying, you should not simply calculate:

30 units × $2,500/month rent = $75,000/month

You need to determine:

Land Cost

$3,000,000

Design and Consulting

Architectural, Structural, MechanicalElectricalCivilSurveyingPlanningLandscapeOther consultants

Approvals

Municipal feesApplicationsPermits

Construction

DemolitionExcavationShoringConcreteStructureEnvelopeMechanicalElectricalPlumbingInteriorsElevatorSite work

Financing

InterestLender feesConstruction financing

Carrying Costs

Property taxInsuranceUtilitiesSecurity

Rental Income

Actual achievable rents based on:

• bedrooms

• size

• location

• finishes

• parking

• amenities

Operating Expenses

ManagementMaintenanceUtilitiesRepairsInsuranceTaxes

Only after completing the full analysis can you determine:

Is the project actually profitable?

Best Types of Major Street Properties to Look For

From a development perspective, particularly interesting opportunities can include:

Wider Lots

More frontage can significantly improve building efficiency.

Deep Lots

Can provide more room for development and landscaping.

Corner Lots

Potentially excellent access and building frontage.

Adjacent Properties Available for Assembly

Can dramatically increase development flexibility.

Properties Near Transit

Can strengthen rental demand.

Properties Near Retail and Services

Good for tenant convenience and long-term rental demand.

Existing Low-Value Improvements

A small older house sitting on valuable redevelopment land can create a different equation from a recently rebuilt luxury home.

Properties With Limited Tree Constraints

Can simplify massing and excavation.

Properties With Good Servicing Potential

Critical for higher unit counts.

Major Street Property Red Flags

Not every Major Street property is a good development property.

Potential issues include:

• very narrow frontage

• shallow lot

• protected mature trees

• complicated easements

• difficult grading

• inadequate servicing

• unusual lot configuration

• existing rental replacement obligations

• heritage restrictions

• expensive demolition

• difficult site access

• surrounding conditions limiting construction

• poor apartment layouts

• inability to achieve sufficient rentable area

A discounted purchase price does not automatically make a property a good development deal.

Fourplex vs. Major Street Apartment Building

Suppose your property qualifies for both approaches.

Which is better?

Fourplex Advantages

• simpler building

• lower construction cost

• smaller financing requirement

• potentially shorter approvals

• easier management

• easier resale to smaller investors

Larger Apartment Advantages

• significantly more units

• increased gross rental income

• better land utilization

• potentially stronger long-term land value

• purpose-built rental efficiency

• scalability

Larger Apartment Disadvantages

• higher construction cost

• greater financing requirements

• more consultants

• more complex approvals

• more operational requirements

• increased construction risk

There is no universal answer.

The best project is the one with the strongest risk-adjusted return.

Major Street Development vs. Sixplex

Toronto also currently permits up to six dwelling units in certain areas under separate multiplex initiatives.

But a Major Street apartment opportunity is a different planning concept.

A sixplex is still a relatively small residential building.

A Major Street site may potentially support a six-storey apartment building containing substantially more units—up to 60 where all applicable requirements can be met. (Toronto)

If your property qualifies for Major Street development, do not stop your feasibility analysis at six units.

Frequently Asked Questions About Toronto Major Street Rental Projects

What is a Major Street in Toronto?

Major Streets are transportation corridors identified on Map 3 of Toronto’s Official Plan. (Toronto)

Can I build an apartment building on a Toronto Major Street?

Potentially. Toronto’s Major Streets initiative permits small-scale apartment buildings in qualifying Neighbourhood-designated areas along Major Streets, subject to applicable zoning and development standards. (Toronto)

How many units can I build on a Toronto Major Street?

The Major Streets zoning framework can permit apartment buildings containing up to 60 dwelling units, subject to the property’s zoning and physical ability to accommodate the development. (Toronto)

How tall can a Major Street apartment building be?

Toronto’s Major Streets initiative provides permissions for small-scale apartment buildings of up to six storeys in the applicable framework. (Toronto)

Can I build townhouses on a Major Street?

Potentially. The Major Streets initiative also introduced permissions for townhouses, generally up to four storeys within the applicable framework. (Toronto)

Does every Major Street property qualify for 60 units?

No. Sixty units is not an automatic entitlement for every property. Lot size, zoning, setbacks, building design, servicing, trees and other requirements determine realistic yield.

Does my house have to face the Major Street?

Do not assume this based purely on the building’s orientation. Toronto’s Major Streets work considers different lot conditions, including fronting, flanking and rear-facing properties. Property-specific planning analysis is required. (Toronto)

Can I convert my existing house instead of demolishing it?

Potentially. A Major Street property can still be evaluated as a conventional rental conversion if retaining the building creates the strongest financial outcome.

Should I assemble neighbouring lots?

Possibly. Toronto’s six-storey demonstration apartment model uses an assembled site approximately 30 metres wide and 36 metres deep. Larger assembled properties can provide substantially better development flexibility. (Toronto)

Do I need rezoning?

Not necessarily. One of the objectives of the Major Streets framework is to provide as-of-right housing permissions. Projects exceeding applicable standards may require additional planning approvals. (Toronto Secure)

Do I need Site Plan Approval?

It can apply depending on the development. Site Plan Control examines technical issues including building design, access, servicing, waste, parking and landscaping. (Toronto)

What happens if there are existing tenants?

Existing rental housing needs to be investigated before redevelopment. Toronto’s Rental Demolition and Conversion Control framework applies to certain developments involving six or more residential units where at least one unit is rental. (Toronto)

Does RentSafeTO apply to a new apartment building?

Qualifying apartment buildings with three or more storeys and 10 or more units fall within Toronto’s RentSafeTO Apartment Building Standards program. (Toronto)

Is a Major Street property worth more?

A property’s development potential can influence its investment value, but the actual value depends on market conditions, achievable density, construction cost, rental income and development risk. A feasibility study is required before assigning value to theoretical zoning potential.

The Biggest Mistake Major Street Property Owners Make

The biggest mistake is thinking:

“I own a house. Therefore, I should renovate the house.”

You may actually own something much more valuable:

Development land with an existing house sitting on it.

If the property is on a qualifying Toronto Major Street, the existing house may represent only one possible use of the land.

Before spending $300,000, $500,000 or more converting the existing building, determine whether the site could support a substantially larger redevelopment.

The difference could be enormous.

Before Buying a Toronto Major Street Property, Do This First

The best sequence is:

Step 1

Confirm the address.

Step 2

Confirm Major Street mapping.

Step 3

Confirm Official Plan designation.

Step 4

Review zoning and site-specific exceptions.

Step 5

Measure the lot.

Step 6

Review trees, easements and servicing.

Step 7

Create preliminary building massing.

Step 8

Test realistic apartment layouts.

Step 9

Determine net rentable area.

Step 10

Prepare a construction budget.

Step 11

Estimate rental income.

Step 12

Compare conversion vs. redevelopment.

Step 13

Only then finalize the investment strategy.

That process can potentially save an investor from buying the wrong property—or reveal development value that other buyers overlooked.

LEARN MORE

How 416 Construction Can Help With a Toronto Major Street Rental Project

A Major Street development requires much more than a contractor.

The project needs coordination between:

• zoning

• architecture

• planning

• structural engineering

• mechanical design

• electrical design

• plumbing

• municipal servicing

• permits

• budgeting

• construction

416 Construction provides a coordinated design-build approach for Toronto rental conversions, multiplexes and residential redevelopment projects.

Depending on the project, our team can assist with:

• pre-purchase property feasibility

• zoning analysis

• Major Street development review

• architectural drawings

• preliminary massing

• unit-layout optimization

• structural engineering

• HVAC design

• plumbing design

• permit documentation

• municipal coordination

• Committee of Adjustment where required

• construction estimating

• demolition

• excavation

• shoring

• foundations

• framing

• building envelope

• plumbing

• HVAC

• electrical coordination

• fire-rated construction

• kitchens

• bathrooms

• interior finishes

• site work

• complete construction management

The objective is not simply to determine:

“What can we build?”

It is to determine:

“What should we build to maximize the property’s realistic value?”

Thinking About Buying or Redeveloping a Property on a Toronto Major Street?

Do not assume the property is limited to a single home.

And do not assume it automatically supports 60 apartments.

The answer lies somewhere in between—and the difference can represent millions of dollars in land, construction and long-term rental value.

A Toronto Major Street property may potentially be suitable for:

• duplex conversion

• triplex conversion

• fourplex conversion

• sixplex

• townhouse development

• stacked townhouses

• small-scale apartment building

• six-storey apartment development

• potentially up to 60 dwelling units

The right strategy depends entirely on the property.

Contact 416 Construction

If you own a Toronto property on a Major Street or are considering purchasing one.

416 Construction can help evaluate the zoning, development potential, architecture, engineering, construction cost and feasibility before you commit to the project.

Whether the best strategy is four apartments or forty, the most important decision happens before construction begins:

Know what the property can become.

416 Construction — Toronto Rental Conversion, Multiplex & Design-Build Specialists.

Rental Conversions