Bill 23 Toronto Homeowner Guide: Multiplex Zoning, Second Suites & What Changed (2026)
Bill 23, the More Homes Built Faster Act, 2022, fundamentally changed what Toronto homeowners can build on their lots. The most impactful provisions: up to four units permitted as-of-right in most low-rise residential zones, second suites permitted without parking requirements, no development charges for second and third units, and faster permit timelines. For a typical Toronto homeowner, Bill 23 means a basement apartment, garden suite, or laneway suite no longer requires a Committee of Adjustment minor variance — saving 4–8 months and $3,000–$8,000 per project.
This guide explains exactly what Bill 23 changed, what it didn’t change (the Ontario Building Code and Fire Code still fully apply), and how to take advantage of the new rules in 2026.
Why Country Renovations. Building Toronto and GTA second suites + additions under Bill 23 since the act came into force. HCRA-registered, Tarion-enrolled for qualifying projects, $5M insured. Free quote in 5 business days. Book a free site visit →
Key Takeaways
- Up to 4 units as-of-right in most Toronto low-rise residential zones (RD, RS, RT, RM) — main house + basement suite + garden/laneway + additional unit.
- No parking required for second and third residential units (Section 16(3) of the Planning Act).
- No development charges for second and third units (saves $20,000–$60,000 per unit).
- Parkland dedication fees waived for second and third units.
- Minimum unit size requirements removed — only Building Code minimums apply.
- What didn’t change: Ontario Building Code Part 9, Ontario Fire Code Section 9.8, building permit requirements, fire separation, egress windows, ceiling height (1.95 m).
What Bill 23 Changed (Plain English)
1. Multiplex Zoning As-of-Right
Toronto operationalized Bill 23 in 2023 through the Multiplex Study and zoning amendments to By-law 569-2013. The result: in most residential zones, you can now build up to four units on a single lot without a Committee of Adjustment minor variance, provided the design fits within standard zoning envelope rules (height, setbacks, lot coverage).
For a typical Toronto homeowner, this means:
- Detached home + basement apartment — 2 units (often the entry point).
- + garden suite or laneway suite — 3 units.
- + second self-contained suite within main house (or 2 basement units) — 4 units.
2. No Parking Requirements for Secondary Units
Section 16(3) of the Planning Act, as amended by Bill 23, prohibits municipalities from requiring minimum parking for second and third residential units. You still need parking for the principal dwelling per local zoning, but the second basement apartment or garden suite does NOT require its own parking spot.
3. No Development Charges or Parkland Dedication Fees
Development charges (typically $20,000–$50,000 per new unit in Toronto) and parkland dedication fees are waived for second and third units, provided the units fall within the size thresholds in Ontario Regulation 82/98 (generally under 45% of total habitable space, or under the size of the principal dwelling).
4. Faster Permit Timelines
Bill 23 imposed time limits on municipal plan review for residential development applications. Toronto’s standard service standard is now 10 business days for residential second-suite permits.
What Bill 23 Did NOT Change
- Ontario Building Code Part 9 — ceiling height (1.95 m, OBC 9.5.3.1), egress windows (OBC 9.9.10.1), fire separation (OBC 9.10.9.14), sound transmission (OBC 9.11), smoke and CO alarms (OBC 9.10.19).
- Ontario Fire Code Section 9.8 — applies to existing two-unit homes regardless of when built.
- Building permit requirement — every second suite still needs a building permit, drawings, inspections, and final occupancy.
- Fire safety plan — required for two-unit residential buildings.
- Multi-Tenant House and Second Suite Registry — Toronto requires legal registration of every second suite.
- Heritage Conservation District requirements — Heritage Permit still required where applicable.
Practical Implications for Toronto Homeowners
Basement Apartment Build (Most Common Bill 23 Application)
Pre-Bill 23: many basement apartments needed Committee of Adjustment minor variance for parking, lot size, or unit count. Process took 4–8 months and cost $3,000–$8,000 in fees + drawings + hearing prep.
Post-Bill 23: basement second suite is permitted as-of-right in detached, semi, and townhouse dwellings. No Committee of Adjustment needed. Process: design → permit → build → registration. Typical timeline: 4–6 months total. See our full legal basement apartment guide.
Garden Suite or Laneway Suite
Bill 23 + Toronto’s 2018 garden suite by-law + 2019 laneway suite by-law combine to make these as-of-right additional units. Cost: $250,000–$500,000+ for a 600–900 sq ft garden suite. Tarion-enrolled and HCRA-registered builder required for new builds.
Second Storey Addition + Multiplex Conversion
Adding a second storey to create separate apartments was historically a Committee of Adjustment trigger. Post-Bill 23, designs that meet zoning envelope can proceed as-of-right. See our home addition guide.
Frequently Asked Questions
Does Bill 23 mean I can build whatever I want on my Toronto lot?
No. Bill 23 expanded as-of-right unit count, but height, setback, lot coverage, and OBC/OFC requirements still apply. Designs that exceed any of these still require Committee of Adjustment minor variance.
Do I still need a permit for a basement apartment under Bill 23?
Yes. Building permit, plumbing permit, electrical permit (ESA), and Multi-Tenant Registry registration are all still required. Bill 23 only removed the zoning bar.
What’s the maximum size of a Bill 23 second suite?
Generally cannot exceed 45% of total habitable space, or the size of the principal dwelling — whichever is less. Defined in Ontario Regulation 82/98.
Does Bill 23 apply outside Toronto?
Yes — Bill 23 applies province-wide. Mississauga, Vaughan, Markham, Brampton, Richmond Hill, Oakville and other GTA municipalities have all updated their by-laws to align. Each runs its own registration program for second suites.
Can I rent out an as-of-right second suite immediately?
Only after the suite has a closed building permit, has been registered with the municipality’s second-suite registry, and has passed Fire Services inspection. Operating without all three is illegal.
Get a Free Bill 23 Project Quote in Toronto
Country Renovations builds Bill 23-compliant basement apartments, garden suites, multiplex conversions, and additions across Toronto and the GTA. HCRA-registered. Tarion-enrolled. WSIB-cleared. $5M insured. Free written fixed-price quote in 5 business days.
