Policy & Zoning | Bill 185 & Bill 109
Bill 185 and Bill 109
Bill 23 set the three-unit floor, but it was not the province's last word. Ontario's Bill 185 (Cutting Red Tape to Build More Homes Act, 2024) and the earlier Bill 109 reshaped how housing approvals move — zoning overrides, parking near transit, and application timelines. Bill 185 is the live framework; Bill 109 is largely superseded. Here is what each one did and what still matters for a multiplex.
Key Takeaways
- ✓Bill 185 = Cutting Red Tape to Build More Homes Act, 2024 — Royal Assent June 6, 2024.
- ✓It removed parking minimums in (Protected) Major Transit Station Areas and made pre-consultation optional.
- ✓Bill 109 = More Homes for Everyone Act, 2022 — Royal Assent April 14, 2022; fee refunds and delegated site-plan.
- ✓Bill 185 removed Bill 109's fee-refund provisions, so Bill 109 is largely superseded.
Side by Side
| Detail | Bill 185 (2024) | Bill 109 (2022) |
|---|---|---|
| Full name | Cutting Red Tape to Build More Homes Act, 2024 | More Homes for Everyone Act, 2022 |
| Royal Assent | June 6, 2024 | April 14, 2022 |
| Added units | Minister authority to override municipal zoning that limits additional units | Not its focus |
| Parking | Removed parking minimums in (Protected) Major Transit Station Areas | Not its focus |
| Application process | Made pre-application consultation optional | Application-fee refunds for missed timelines; delegated site-plan to staff |
| Current status | In force | Largely superseded by Bill 185 (fee-refund provisions removed) |
From the Environmental Registry of Ontario Notice 019-8369 (Bill 185) and the statutes for the Cutting Red Tape to Build More Homes Act, 2024 and the More Homes for Everyone Act, 2022.
What Still Matters for a Multiplex
Neither bill created Toronto's four-unit permission — that is the City's own 2023 multiplex by-law built on the Bill 23 floor. For a typical as-of-right multiplex on a building permit, the day-to-day rules come from the City by-law and Zoning By-law 569-2013, not from Bill 185 or Bill 109.
Where Bill 185 reaches is mainly parking and process: it removed parking minimums within (Protected) Major Transit Station Areas and made pre-application consultation optional. If your lot sits near a major transit station, those provincial provisions can stack on top of Toronto's own 2022 parking removal.
Best For
- ✓ Understanding the provincial process reforms layered above Toronto's by-laws.
- ✓ Lots inside a (Protected) Major Transit Station Area, where Bill 185 removed parking minimums.
- ✓ Anyone reading older references to Bill 109 fee refunds that no longer apply.
Usually Fails When
- ✕ Expecting Bill 185 or Bill 109 to set your unit count — that comes from the City multiplex by-law.
- ✕ Relying on Bill 109 fee-refund provisions that Bill 185 removed.
- ✕ Assuming Bill 185 removed parking minimums everywhere, rather than only near major transit.
What To Verify Before Spending Money
- → Whether the lot falls within a (Protected) Major Transit Station Area.
- → The City of Toronto by-law and zoning that govern your as-of-right multiplex.
- → Current application requirements with City Planning, since process rules have shifted.
Where to Go Next
Frequently Asked Questions
What is Bill 185 in Ontario?
What is Bill 109 in Ontario?
How do Bill 185 and Bill 109 relate to each other?
Do Bill 185 and Bill 109 affect a Toronto multiplex?
Did Bill 185 remove parking minimums everywhere?
Where can I read these bills?
Official Sources Referenced
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