# Multiplex Construction Etobicoke | Multiplex Toronto Builders

URL: https://multiplextorontobuilders.ca/service-areas/etobicoke/

![New fourplex on a deep Mimico lot with a garden suite behind](/images/misc/new-fourplex-on-a-deep-mimico-lot-with-a-garden-su.webp)

City of Toronto - EHON Zoning

# Multiplex Construction in Etobicoke for Bungalow Owners and Lakeshore Investors

Last updated: October 21, 2026

Fourplexes, fourplex-plus-garden-suite builds and bungalow conversions on the deep post-war lots of Mimico, New Toronto, Alderwood and The Kingsway.

Zoning

Toronto EHON applies

Unit limit

Up to 4 units as-of-right

Response

Written feasibility in 1-2 weeks

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## Request a Written Feasibility Report

Zoning check + CAD estimate before any deposit.

Thanks, we got your project details.

We reply within one business day to book your feasibility review.

Local Overview

## Multiplex Building From the Lakeshore to The Kingsway

Multiplex Toronto Builders

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 takes on 

multiplex construction

[/multiplex-construction/ →](/multiplex-construction/)

 throughout Etobicoke, in Mimico, New Toronto, The Kingsway, Humber Bay, Alderwood, Long Branch, Islington Village and Markland Wood. The district's deep post-war lots, often 30 to 50 feet wide and 120 feet or more deep, are among the best in the city for a 

fourplex

[/fourplex-construction/ →](/fourplex-construction/)

 with room left for a garden suite. Projects go through the Etobicoke York Committee of Adjustment panel, Toronto Building, Toronto Water and Toronto Hydro, with zoning confirmed through GeoWarehouse before any design.

Many of our local clients own 1950s bungalows and want to either rebuild as a fourplex or 

convert the existing house

[/multiplex-conversion/ →](/multiplex-conversion/)

 with a basement unit and a 

rear addition

[/multiplex-additions/ →](/multiplex-additions/)

. Lakeshore investors in Mimico and New Toronto look for rental buildings close to the Mimico GO station and the waterfront parks. The common thread is wanting an honest unit count before spending on drawings.

The district is outside the approved sixplex areas, so four units is the maximum. We still meet owners who were pitched six. Our local redesign took one of those projects back to a buildable fourplex, filed the variance and reached occupancy in 11 months.

Zoning framework: **Zoning By-law 569-2013 + EHON**. Sixplex status: No, fourplex is the as-of-right maximum. Lakeshore note: Mimico, New Toronto and Humber Bay within 500 m of the lake: 316 stainless fasteners.

Avoid Costly Mistakes

## Etobicoke Multiplex Problems, and How We Handle Them

The local issue that catches owners out most often, then the four problems we see on most lots here, and how we handle each before you spend on design.

The Local Issue

### Lake Air and a Fifth Home on a 1920s Mimico Lot

What you see

You want a fourplex plus a garden suite on a deep lot near the lake, but the drawings you were sold treat it like any inland street.

Why it happens here

Mimico and New Toronto front Lake Ontario, and many lots still carry 1920s to 1940s bungalows. Damp lake air corrodes standard connectors, and with no sixplex permission here, the fifth home has to be a garden suite with its own access path.

What we do

Our fourplex construction crew specifies 316 stainless fasteners within 500 metres of the shore and lays out the garden suite path at design stage.

### Sixplex Promised Where Only Fourplex Is Allowed

The district is outside the Toronto and East York District and Scarborough Ward 23 North, so six units are not as-of-right. Sixplex drawings here cannot get a permit as drawn.

Our fix: We confirm the four-unit limit in writing and redesign to the best fourplex or fourplex plus garden suite.

### Lake Exposure Corrosion on Fasteners

Within 500 metres of Lake Ontario, salt and moisture corrode standard fasteners and connectors over time.

Our fix: We specify 316 stainless fasteners and suitable flashing details on every lakeshore build.

### Ravine Edges Along the Humber and Etobicoke Creek

Lots backing onto the Humber River or Etobicoke Creek may fall under ravine protection and TRCA regulation, limiting how deep you can build.

Our fix: We screen TRCA and ravine limits at feasibility and place the building outside them from the start.

### Deep Lots With Untapped Garden Suite Potential

Many owners design a fourplex without checking whether a garden suite could add a fifth unit, then lose the space to setbacks and services.

Our fix: We plan the fourplex and a possible garden suite together so the fire access path and services stay available.

Services

## Fourplexes, Garden Suites and Bungalow Conversions

Every service we offer is available here, with the ones local owners need most listed first. Where local rules differ from Toronto's EHON, we design to the local by-law.

### Fourplex Construction

Four-unit new builds, as-of-right citywide under EHON, on standard, corner and narrow Toronto lots with separate hydro and HRV per unit.

$500K-$1.4M

View fourplex construction

[Fourplex Construction →](/fourplex-construction/)

### Multiplex Conversion

Existing Victorians, semis and bungalows reworked into 2-4 legal self-contained units, with underpinning, fire separation and separate meters planned up front.

$250K-$900K

View multiplex conversion

[Multiplex Conversion →](/multiplex-conversion/)

### Architectural Design

Concept, zoning review, BCIN or OAA stamped permit drawings, structural and MEP coordination and SB-12 energy compliance.

$15K-$60K

View architectural design

[Architectural Design →](/multiplex-architectural-design/)

### Multiplex Construction

Ground-up triplex, fourplex and approved-zone sixplex builds on Toronto infill lots, scoped to OBC Part 9 or Part 3 by unit count and height.

$400K-$2M

View multiplex construction

[Multiplex Construction →](/multiplex-construction/)

### Triplex Construction

Three-unit new builds for narrow lots and multigenerational families: basement, main and upper units with separate entrances and fewer variances.

$400K-$1.1M

View triplex construction

[Triplex Construction →](/triplex-construction/)

### Sixplex Construction

Six-unit builds only in the 2025 approved zones: Toronto and East York District and Scarborough Ward 23 North, with Part 3 scope priced up front.

$800K-$2M

View sixplex construction

[Sixplex Construction →](/sixplex-construction/)

### Multiplex Additions

Rear, side and storey additions that create or enlarge units, with structural tie-in and a foundation check before design.

$180K-$600K

View multiplex additions

[Multiplex Additions →](/multiplex-additions/)

### Design-Build

Feasibility, stamped design, permits and construction under one contract and one PM, priced as it is drawn and fixed after feasibility.

$50K-$150K

View design-build

[Design-Build →](/multiplex-design-build/)

### Building Permits

Zoning certificates, permit applications, CoA minor variances with hearing representation, utility and right-of-way permits, and inspections.

$5,000-$18K

View building permits

[Building Permits →](/multiplex-building-permits/)

### Feasibility Assessment

Written report in 1-2 weeks: GeoWarehouse zoning pull, unit-count test, servicing check, heritage and tree screen and a CAD budget range.

$1,500-$4,500

View feasibility assessment

[Feasibility Assessment →](/multiplex-feasibility-assessment/)

Published CAD Pricing

## How Much Does a Multiplex Cost in Etobicoke?

Published price bands for Toronto multiplex work. Sixplex pricing applies only in the Toronto and East York District wards and Ward 23 Scarborough North.

| Unit Type | Price (CAD) | Project | Timeline |
| --- | --- | --- | --- |
| Triplex New Build | $400K-$1.1M | 3 units, Part 9 | 8-10 months |
| Fourplex New Build | $500K-$1.4M | 4 units, as-of-right citywide | 9-12 months |
| Sixplex (Approved Zones) | $800K-$2M | 6 units, Part 3 likely | 12-16 months |
| House-to-Multiplex Conversion | $250K-$900K | 2-4 units in existing house | 6-9 months |
| Architectural Design (Stamped) | $15K-$60K | Permit drawing set | 6-10 weeks |
| Permit Coordination | $5K-$18K | Toronto Building + CoA | 9-14 weeks |
| Feasibility Assessment | $1,500-$4,500 | Written zoning + budget report | 1-2 weeks |

Fixed pricing is issued after a written feasibility report. Luxury finishes add $80-$150 per sqft.

Execution Roadmap

## How We Take a Lakeshore Lot to Occupancy

1.  1
    
    ### Step 1: Zoning Verification & Feasibility
    
    GeoWarehouse parcel pull, zoning permissions, setback and coverage math, servicing screen and a written CAD budget range in 1-2 weeks.
    
2.  2
    
    ### Step 2: Architectural Design & CoA Coordination
    
    BCIN or OAA stamped drawings that make the most of rentable area, energy compliance, and a Committee of Adjustment filing only if it pays off.
    
3.  3
    
    ### Step 3: Permit Approvals & Pre-Construction
    
    Building permit, water and hydro applications filed in parallel, and Tarion enrolment for new homes before we break ground.
    
4.  4
    
    ### Step 4: Construction Delivery & Occupancy
    
    Fixed-price construction, inspections booked and passed, separate systems per unit and a first-visit occupancy pass.
    

## Ready to See What Your Deep Lot Can Hold?

Zoning check, honest unit count and a CAD budget range in 1-2 weeks, before any deposit. No obligation to build with us.

Get a Written Feasibility Assessment

[#location-form →](#location-form)

What We Build Here

## Why Bungalow Owners Choose Us

### Fourplex Plus Garden Suite

On deep Mimico, New Toronto and Alderwood lots, a fourplex at the front and a garden suite at the back can give five homes. Five units can also open CMHC MLI Select financing options.

### Lakeshore Builds

Rental buildings within 500 metres of the lake, specified with 316 stainless fasteners, heavy-duty flashing and envelope details for wind-driven rain.

### Bungalow Conversions

Basement units with legal ceiling height, rear additions and second-storey top-ups on post-war bungalows, keeping costs below a full rebuild where the house is sound.

### Sixplex-to-Fourplex Redesigns

Taking projects drawn for six units back to a permit-ready fourplex, reusing what we can from the original survey and engineering.

Lot Types

## The Four Lot Types We See Most

What each lot type usually supports, so you can place your own property before the feasibility visit.

1.  1
    
    ### 30-50 Foot Post-War Bungalow Lot
    
    The local workhorse. Good fourplex site, or a conversion with a basement unit and addition.
    
2.  2
    
    ### Deep Lot With Rear Lane
    
    120-140 foot lots, some with lanes. Prime candidates for fourplex plus garden or laneway suite.
    
3.  3
    
    ### Lakeshore Lot Within 500 m
    
    Mimico, New Toronto and Long Branch lots near the water. 316 stainless fasteners and careful envelope detailing.
    
4.  4
    
    ### Ravine-Edge Lot
    
    Along the Humber and Etobicoke Creek. TRCA limits set the buildable area.
    

Recent Local Project

## Etobicoke Fourplex Redesign After Sixplex Pitch

The owner arrived with sixplex drawings and a signed agreement from another builder, on a lot where only a fourplex is as-of-right. We redesigned the project as a fourplex, filed the Committee of Adjustment application and reached occupancy in 11 months.

Read the Project

[/projects/etobicoke-fourplex-redesign/ →](/projects/etobicoke-fourplex-redesign/)

Client Feedback

## What Local Owners Say

> "Mimico lot, 135 feet deep. Fourplex up front and a garden suite out back. Five rentals and the stainless fasteners were on the drawings without us asking."

Jordan F., Mimico

> "Alderwood bungalow converted with a legal basement unit and a two-storey rear addition. Cheaper than a rebuild and we kept living there for most of it."

Teresa V., Alderwood

> "Our lot backs onto the Humber ravine. They mapped the TRCA line before the architect drew anything, which saved us a redesign."

Matthew G., The Kingsway

Before You Design

## Planning a Deep-Lot Fourplex: What to Check First

Start with depth. The district's post-war lots are often 120 feet or deeper, which opens the door to a fourplex at the front and a garden suite at the back. To keep that option alive, the fire access path and the servicing for five units need to be planned from the first sketch.

Second, confirm the unit cap. The district is outside the approved sixplex areas, so four units in the main building is the maximum. If someone has drawn six units on your lot, stop before spending more and get the zoning confirmed in writing.

Third, check the ravines. Lots along the Humber River and Etobicoke Creek may be subject to ravine protection and conservation authority regulation. The regulated limit can sit well inside the lot line, so it needs to be mapped before the building is placed.

Fourth, plan for the lake. Mimico, New Toronto, Long Branch and Humber Bay lots within 500 metres of Lake Ontario need corrosion-resistant fasteners and careful flashing. The extra cost is small and avoids rust and leaks down the road.

Finally, compare conversion and rebuild. Many local bungalows are solid, and a basement unit plus a rear addition or top-up can be good value. Where the foundation is weak or the house is small, a new fourplex usually makes better use of a deep lot.

Local Knowledge

## Why Lakeshore and Ravine Lots Need a Specific Approach

Local lots are generous, but two things trip up projects here: **sixplex pitches** on lots capped at four, and **ravine and TRCA limits** along the Humber River and Etobicoke Creek. We check both before design.

Variances go to the **Etobicoke York Committee of Adjustment panel**. Along the **Lake Shore Boulevard** corridor and near the **Mimico GO station**, transit proximity can reduce parking requirements, which helps fit four units and a garden suite on one lot.

### The Housing Stock We Work With

Most local projects begin with **post-war bungalows** and **1950s storey-and-a-half homes** on deep lots. The Kingsway and Islington Village add larger older homes, some suited to conversion. Near the lake, the **Lake Ontario shoreline** means corrosion-resistant detailing. Fourplex is the as-of-right maximum across the district.

![Etobicoke rear yard backing onto the Humber River ravine](/images/misc/rear-yard-of-an-etobicoke-lot-backing-onto-the-hum.webp)

Etobicoke rear yard backing onto the Humber River ravine

Coverage

## Neighbourhoods We Cover in Etobicoke

-   Mimico
-   New Toronto
-   The Kingsway
-   Humber Bay
-   Alderwood
-   Long Branch
-   Islington Village
-   Markland Wood

Postal codes (FSAs) we cover: M8V, M8W, M8X, M8Y, M8Z, M9A, M9C

Local Landmarks

## Landmarks and Transit Near Our Projects

-   Humber Bay Park
-   Mimico Waterfront Park
-   Colonel Samuel Smith Park
-   Bloor Street West in The Kingsway
-   Sherway Gardens

Served by the Gardiner, QEW and Highway 427, with Mimico and Long Branch GO on the lakeshore and Line 2 ending at Kipling.

### Nearby Service Areas

Multiplex construction in York

[/service-areas/york/ →](/service-areas/york/)

Multiplex construction in Mississauga

[/service-areas/mississauga/ →](/service-areas/mississauga/)

Multiplex construction in Central Toronto

[/service-areas/central-toronto/ →](/service-areas/central-toronto/)

Local Questions

## Etobicoke Fourplex and Garden Suite FAQs

### Can I build a sixplex in Etobicoke?

Not today. Etobicoke wards were left out of the 2025 sixplex permission, so a fourplex is the ceiling. Deep lots in Alderwood or Long Branch can sometimes add a garden suite as a fifth home.

### What is a fourplex plus garden suite?

A four-unit building at the front of the lot and a small detached home at the back. It needs enough depth, a compliant fire access path or lane, and services sized for five units.

### Do lakeshore builds cost more?

Slightly. Within 500 metres of Lake Ontario we specify 316 stainless fasteners and stronger envelope details, which add modest cost and prevent corrosion problems later.

### My lot backs onto a ravine. Can I still build?

Usually, but TRCA and ravine protection limits may restrict how far back you can go. We map those limits at feasibility before any design.

### What happened on the sixplex redesign near the lake?

An owner came to us with sixplex drawings for a lot capped at four. We redesigned it as a fourplex, filed the variance with the Etobicoke York panel and reached occupancy in 11 months.

### Who hears variances for lakeshore lots?

The Etobicoke York panel of the Toronto Committee of Adjustment. Lakeshore lots in Mimico and New Toronto often need a side-yard or height variance, which we prepare with the drawings and present at the hearing.

### Also Serving 20 Near-GTA Municipalities

Outside our 12 core areas we take on feasibility, design and build work in these municipalities. Each runs its own zoning and additional unit rules, and Toronto EHON does not apply in any of them.

-   Oakville
-   Burlington
-   Milton
-   Halton Hills
-   Caledon
-   King Township
-   Aurora
-   Newmarket
-   Whitchurch-Stouffville
-   East Gwillimbury
-   Georgina
-   Uxbridge
-   Ajax
-   Whitby
-   Oshawa
-   Clarington
-   Scugog
-   Bradford West Gwillimbury
-   New Tecumseth
-   Hamilton

![](/images/misc/warm-morning-view-of-a-finished-brick-and-oak-mult.webp)

Start With Certainty

## Book Your Etobicoke Feasibility Review

Send the address and we will confirm the zoning, the realistic unit count and a CAD budget range for your property in writing.

Get a Written Feasibility Assessment

[/contact/ →](/contact/)

 

All Service Areas

[/service-areas/ →](/service-areas/)

-   Written zoning verification
-   CAD price bands before deposit
-   Licensed Ontario Builder, Insured & Bonded