Toronto Secondary Suite Guide
Everything you need to know about creating a legal secondary suite in Toronto — permits, zoning, building code, and up to $120K in incentives.
Permit Fees
$11.53/m² of floor area + $56.33 per dwelling unit (2026 rates)
Timeline
3–5 months (permit + construction)
Region
Toronto (GTA)
Overview
Toronto actively encourages secondary suites to increase housing supply. As of 2024, you can build a second unit in any residential zone without a variance (zoning reform under Bill 23).
The city offers streamlined permits, and federal/provincial programs provide up to $120,000 in low-interest loans and forgivable grants. Typical project cost: $60,000–$140,000 depending on scope.
Toronto Requirements
| Requirement | Standard | Notes |
|---|---|---|
Ceiling Height | 1.95 m (6'5") minimum for habitable rooms | Toronto applies OBC minimum. Beams can drop to 1.85 m if <20% of room area. |
Fire Separation | 1-hour fire-rated assembly (ceiling + walls) | Type X drywall, sealed penetrations, self-closing door to shared stairs. |
Egress Windows | 0.35 m² openable area per bedroom | Window well required if below grade. Bottom sill max 1.5 m above floor. |
Parking | NOT required (eliminated 2022) | Toronto removed parking requirements for all secondary suites city-wide. |
Electrical | Separate 100A panel + ESA permit | Main panel upgrade may be needed. ESA inspection mandatory before occupancy. |
Plumbing | Separate water meter + backwater valve | City may require larger service if you add 2+ bathrooms. Drainage capacity study recommended. |
HVAC | Independent heating system OR thermostat per unit | HRV or ERV required if upgrading insulation. Furnace must be code-compliant (no mid-efficiency). |
Zoning | Permitted city-wide (any residential zone) | No variance needed as of 2024. Heritage districts may have additional design review. |
Ontario Building Code Standards (Apply Everywhere)
These OBC requirements apply to all secondary suites in Ontario, regardless of municipality.
Fire Separation: 1-hour fire-rated ceiling assembly (Type X drywall)
Required between dwelling units. 2024 OBC update: smoke-tight barriers may replace full fire separations in some configurations. Inspected before occupancy permit.
Egress Windows: Min 0.35 m² openable area per bedroom
Bottom of opening max 1.5 m above floor. Must be rescuable from outside.
Electrical: Separate 100A panel minimum
ESA inspection mandatory. AFCI breakers required for bedrooms.
Plumbing: Separate water meter + backwater valve
Drainage must meet Part 7 standards. Backflow prevention required.
HVAC: Independent heating system OR zone control
Ventilation: min 10 L/s per occupant. HRV recommended.
Permit Process
Step-by-step guide to getting your Toronto building permit
Total Timeline
3–5 months (permit + construction)
Permit Fees
$11.53/m² of floor area + $56.33 per dwelling unit (2026 rates)
Pre-Consultation (Optional)
1–2 weeks to bookBook a free meeting with Toronto Building to review your drawings and confirm compliance. Highly recommended for complex projects.
Permit Application
1 daySubmit complete drawings (architectural, structural, mechanical, electrical) via the online portal. Requires stamped drawings from a designer or architect.
Plan Review
4–8 weeksToronto Building reviews for zoning, OBC, and fire safety compliance. Respond to any comments within 30 days to keep file active.
Permit Issuance
1 week after approvalPay permit fees and receive your building permit. ESA and plumbing permits filed separately by licensed contractors.
Construction + Inspections
8–16 weeks (typical)Toronto Building inspects at: foundation (if digging), framing, insulation, fire separation, final. ESA inspects rough-in and final electrical.
Occupancy Permit
1–2 weeksAfter all inspections pass, receive final occupancy permit. You can now legally rent or occupy the suite.
Incentives & Rebates
Federal and provincial programs that can help fund your secondary suite project. See all rebates available in Toronto
Canada Secondary Suite Loan
Up to $80,000 at 0% interest
Federal program for creating rental units. Forgivable after 5 years if you maintain affordability criteria. No income test.
Ontario Secondary Suite Incentive
Up to $40,000 forgivable
Provincial grant for basement apartments. Must rent at 80% of market rate for 5 years. Stacks with federal program.
CMHC Insured Refinancing
Up to 90% of post-renovation value
Refinance up to $2M over 30 years at insured rates to fund your secondary suite. Must be owner-occupied. Lower interest than conventional renovation loans.
Toronto Home Energy Loan
Up to $125,000 at 2% interest
HELP program for energy retrofits. Covers insulation, windows, HVAC if you upgrade during renovation. Paid via property tax over 20 years.
Pro tip: You can stack federal and provincial programs for up to $120,000 in combined funding. Apply for federal programs first, then provincial.
Toronto-Specific Tips
- Toronto has NO parking requirement for secondary suites (eliminated in 2022).
- Heritage districts may require design review even if zoning allows suites.
- If your home is >100 years old, check for knob-and-tube wiring — full rewire may be needed.
- Toronto Water may require a larger service line if adding 2+ bathrooms.
- Fire separation MUST include the shared stairwell — often overlooked in DIY projects.
Secondary Suite Guides for Nearby Cities
Compare requirements and incentives in other Ontario municipalities.
Related Services
Common trades and services for basement apartment projects.
Complete Guide
Province-wide secondary suite guide with all requirements.
Learn moreUnderpinning
Excavate to lower floor and meet ceiling height requirements.
Learn moreWaterproofing
Fix moisture issues before finishing basement apartment.
Learn moreElectrical
Panel upgrades, separate meters, and ESA permits.
Learn morePlumbing
Drain capacity, backwater valves, and separate water meters.
Learn moreCommon Questions
Get a Quote for Your Toronto Basement Apartment
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