Written by David Babakaiff — Co-Founder, VanPlex | 25+ Years BC Construction

Permits & Economics | Permit Process

Building Permit vs Planning Application

The single most important thing about building a multiplex in Toronto is which stream you are in. Because the 2023 multiplex by-law made up to four units a permitted use, an as-of-right project goes straight to a building permit — no rezoning, no Official Plan amendment, no public meeting. Two things can push you into the planning stream instead: a design that needs a variance, or a heritage trigger.

Key Takeaways

✓An as-of-right multiplex goes straight to a building permit.
✓No rezoning, no Official Plan amendment, no public meeting for a compliant project.
✓A design that exceeds the envelope needs a Committee of Adjustment minor variance first.
✓Heritage can add review even when the use and envelope check out.

The process starts with knowing what the zone allows, and that part does not need an architect. Screen the lot first .

The Path, Step by Step

Step 1

Confirm the use is permitted

Check that the lot is in a residential Neighbourhoods zone where the multiplex by-law applies, and confirm the unit count your ward allows. If the use is permitted, you are on the building-permit path, not a rezoning.

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Step 2

Design to the as-of-right envelope

Fit the building inside the height, lot coverage, and setbacks for the zone. A design that stays within them needs no zoning relief. A design that exceeds them is what sends you into the planning stream.

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Step 3

Check for a heritage or other trigger

Confirm the property's heritage status. A listed or designated property, or a Heritage Conservation District, can add review even when the use is permitted and the envelope is met.

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Step 4

Apply for the building permit

For a compliant multiplex there is no rezoning, no Official Plan amendment, and no public meeting. You submit the building-permit application with the drawings and supporting documents and proceed to construction once it is issued.

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Step 5

Only if needed: go through Committee of Adjustment first

If the design exceeds the envelope, you apply to the Committee of Adjustment for a minor variance before the building permit. That is a separate application with its own timeline — but it is still a variance, not a rezoning.

Process based on the City's Considerations When Building Multiplexes and the Multiplex Study. Confirm submission requirements with Toronto Building for your project.

Best For

✓ Compliant multiplexes that stay in the building-permit stream and skip planning entirely.
✓ Owners who confirm zone, ward, envelope, and heritage status before submitting.
✓ Projects where speed and predictability matter more than pushing the design to its limit.

Usually Fails When

✕ A design quietly exceeds the envelope, forcing an unplanned Committee of Adjustment detour.
✕ A heritage trigger surfaces late because the property status was never checked.
✕ The project is mistaken for a rezoning when it never needed one.

What To Verify Before Spending Money

→ The zone, Neighbourhoods designation, and ward unit ceiling for the lot.
→ Whether the design fits the as-of-right envelope or needs a variance.
→ The property's heritage status and the building-permit submission requirements.

Where to Go Next

Committee of Adjustment

When a minor variance enters the path.

Built-Form Envelope

The box that keeps you as-of-right.

Development Charges

The fees that attach at permit time.

Frequently Asked Questions

Do I need a building permit or a planning application for a Toronto multiplex? +

For a compliant multiplex, just a building permit. Because the 2023 multiplex by-law made up to four units a permitted use in residential Neighbourhoods zones, an as-of-right project goes straight to a building permit — no rezoning, no Official Plan amendment, and no public meeting. A planning application only comes into play if the design needs a minor variance, or if heritage adds review.

What does as-of-right mean for the approval path? +

As-of-right means the use is already permitted by the zoning, so you do not have to ask the City to change the rules for your lot. In practice that means you skip the rezoning and Official Plan amendment process entirely and apply for a building permit directly. It is the single biggest reason a fourplex is faster and more predictable than it was before the by-law.

What pushes a multiplex into the planning-application stream? +

Mainly two things. First, a design that exceeds the as-of-right envelope — height, lot coverage, or setbacks — which needs a minor variance from the Committee of Adjustment. Second, heritage: a listed or designated property, or a Heritage Conservation District, can require additional review. Neither is a rezoning, but both add a step and time you should plan for.

Is there a public meeting for a fourplex? +

Not for a compliant, as-of-right fourplex. Because the use is permitted, there is no rezoning and no public meeting tied to it. A minor variance application does go to the Committee of Adjustment, which has its own notice and hearing process, but that only happens if your design needs relief from the zoning.

How do I keep my project on the building-permit path? +

Design within the envelope and check for triggers early. Confirm the zone and ward permit your unit count, fit the height, coverage, and setbacks, and verify the property has no heritage status that adds review. If all three hold, you stay on the building-permit path and avoid the planning stream entirely.

Official Sources Referenced

City of Toronto — Expanding Housing Options in Neighbourhoods (EHON)

https://www.toronto.ca/city-government/planning-development/planning-studies-initiatives/expanding-housing-options/

City of Toronto — Multiplex Study (2-4 units)

https://www.toronto.ca/city-government/planning-development/planning-studies-initiatives/multiplex-housing/multiplex-study-2-4-units/

City of Toronto — Considerations When Building Multiplexes

https://www.toronto.ca/city-government/planning-development/planning-studies-initiatives/multiplex-housing/considerations-when-building-multiplexes/

City of Toronto — Multiplex By-law (Law 0473, PDF)

https://www.toronto.ca/legdocs/bylaws/2023/law0473.pdf

General information, not legal advice. Zoning and permitting rules are set by each municipality and change over time. Verify current requirements directly with the municipal Planning Department before making a decision.

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