Everything You Need To Know About Building Secondary Suites In Toronto!
If you’re looking to create a legal secondary suite in your house or townhome in Toronto, learn all about what is allowed and what is required in order to get it done.
What Are Secondary Suites?
In the simplest terms, a secondary suite is a separate living unit inside a house with a primary living unit. The intent of secondary suites is to provide separate accommodation for rental purposes or multi-generational living. Each secondary suites contains its own living, dining, kitchen, sleeping space, and bathroom, exclusively used by the group occupying the secondary suite.
In the simplest terms, a secondary suite is a separate living unit inside a house with a primary living unit (in the picture above, the secondary suite is located in the basement of a home).
The intent of secondary suites is to provide separate accommodation for rental purposes or multi-generational living. Each secondary suites contains its own living, dining, kitchen, sleeping space, and bathroom, exclusively used by the group occupying the secondary suite.
Why Do Secondary Suites Make Sense For Real Estate Investors?
When a house it split up into two separate rental units instead of one, you can effectively maximize the rentable space and rental income in your investment property. This can mean the difference between negative cash flows and positive cash flows, bumps up your value-add appreciation, and maximize total returns.
Watch the video below as we walk through an example of how cash flows and returns can increase when you add a secondary suite in a single family home!
How Many Secondary Suites Can You Build In A Toronto Home?
Detached Or Semi In R Zone
More than one secondary suite is allowed
Other Detached, Semi, Or Town
A maximum of one secondary suite is allowed
Find out what zone your home is in: Toronto Zoning Map
What Are The Development Charges For Secondary Suites?
Detached In R Zone
Development charges are waived for up to two secondary suites
Other Detached, Semi, Or Town
Development charges are waived for one secondary suite
More Information: Toronto Development Charges & Rates and Exemptions to Development Charges
What Are The Parking Requirements For Secondary Suites?
One parking space is required for each secondary suite above the first secondary suite
See detailed parking requirements: Toronto Parking By-Laws Table 200.5.10.1
What Are The Egress Requirements?
If Separate Exit
One egress door required and it cannot be on the road-facing wall if the home is a detached or semi-detached home
If Shared Exit
One egress door required and it cannot be on the road-facing wall if the home is a detached or semi-detached home, plus one egress window required
Additional Notes On Egress Windows (If Required)
if Above Ground
H: Minimum 3'6" H
W: Minimum 1'10" W
Distance from ground: Maximum 2'11"
If Ground Or Basement
Area: Minimum 6.1 square feet
Opening width: Minimum 18”
What Are The General Window Requirements?
Living Or Dining
5% of floor area
Bedroom
2.5% of floor area
What Are The Ceiling Height Requirements?
If Above Ground
50% must be minimum 6’ 8”
If Basement
Minimum 6’ 4 3/4”
Other Fire Safety Requirements
Fire Separation: Floors
15 minutes (with interconnected smoke alarms) if building is more than 5 years; 45 minutes if building is less than 5 years
Fire Separation: Walls & Supporting Beams
30 minutes if building is more than 5 years; 45 minutes if building is less than 5 years
Fire Separation: Egress Door
20 minutes plus self closing device
Smoke Detector
Interconnected in each bedroom & common space
CO Detector
On each floor with bedroom
What Are The Size Requirements?
Secondary Suite
The total area of all secondary suites must be <45% of the entire dwelling; secondary suites in bungalows can occupy entire basement
Living + Dining + Kitchen (1 Bedroom Suite)
Minimum 118.4 square feet
Sleeping + Living + Dining + Kitchen
Minimum 145 square feet
Living
Minimum 145 square feet
Dining
Minimum 75 square feet
Kitchen
Minimum 45.2 square feet
Master Bedroom
Minimum 95 square feet
Other Bedrooms
Minimum 75 square feet
Here Are The Steps To Building A New Secondary Suite In Toronto
1. Check Zoning
All detached, semis, and town homes qualify for at least one secondary suite. If you already have one secondary suite, then you need to be in the R zone to add more secondary suites in your home.
If you want to confirm zoning requirements before you apply for a permit, you can apply for a Preliminary Project Review with the city.
2. Prepare Plans & Drawings
Before you apply for a building permit, you will need to provide floor plans, section drawings, construction details and notes, and a site plan. If you are making HVAC or plumbing changes, there are additional requirements.
For a list of requirements, please refer to the City Of Toronto Requirements List.
3. Apply For A Building Permit
A Building Code Examiner will review your building to make sure it complies with all aspects of zoning, Toronto by-laws, and the Ontario Building Code. If your building is compliant, then you will be issued a permit.
For more information, please refer to the Building Permit Application Guide.
4. Build It!
Once you obtain all necessary building permits, you may start demolition and construction. A building inspector will come onsite at various stages of the construction process to ensure your project is done according to plans.
Once all requirements are met, building and fire inspectors will approve and legalize your secondary suite!
How Do You Legalize An Existing Secondary Suite?
- Apply for a “Change Of Use Permit” with Toronto Building: This process is similar to building a new secondary suite. If your home is compliant with zoning, Toronto by-laws, and the Ontario Building Code, Toronto building will issue you a permit and your home will be inspected. If changes need to be made, you will be required to make corrections before your secondary suite can be legalized.
- Contact Toronto Fire Services (TFS) if your secondary suite existed before July 14, 1994: TFS will inspect your home to ensure it complies with Fire Code and the requirements under Part 9 Retrofit. You will also need to contact the Electrical Safety Authority (ESA) to ensure electrical compliance. If changes need to be made, you will be required to make corrections before your secondary suite can be retrofitted. Toronto Building does not get involved in this option.
Want More Information About Secondary Suites In Toronto?
For a complete list of requirements and details on how to get a building permit for a secondary suite in Toronto, you can visit the following links:
- City Of Toronto By-Laws: Secondary Suites
- Ontario Building Code: Secondary Suites
- Toronto Building Permit Guide
- Toronto Building Customer Service: 416.397.5330 | tobldgcs@toronto.ca
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