Toronto Zoning Bylaw Lookup

Enter a Toronto address to view zoning designations, height limits, lot coverage, and Floor Space Index (FSI) requirements.

Check Your Property Zoning

Start typing an address in Toronto. Select from the suggestions to look up zoning information from the City of Toronto's Zoning By-law 569-2013.

Property Address

Understanding Toronto Zoning

Most Toronto properties are governed by Zoning By-law 569-2013, a citywide by-law that harmonized the former municipal zoning regulations following Toronto's 1998 amalgamation. Your zone designation determines what can be built on your property: building types, heights, lot coverage, setbacks, and more.

Reading your zoning results

The lookup above queries the City of Toronto's official geospatial service and returns five pieces of information that shape what you can build. Tap a row to read more:

Zone Designation

Height Limit

Minimum Frontage

Floor Space Index (FSI)

Lot Coverage

What you can typically build by zone

Under the 2023 Multiplex Amendment (Official Plan Amendment 649, adopted May 10, 2023), duplexes, triplexes, and fourplexes are permitted as-of-right in all residential zones (R, RD, RT, RS, and RM) citywide. This was the most significant residential zoning change in decades, eliminating the requirement for minor variances or rezoning to add units on most residential lots.

Specific building forms still depend on lot dimensions, height limits, main-wall height rules, building length limits, and any property-specific exceptions shown in the lookup above. The summary card at the top of your results lists typical projects suited to your zone.

When to request a Preliminary Zoning Review

For any project beyond a straightforward interior renovation, a Preliminary Zoning Review from Toronto Building is strongly recommended before investing in architectural plans or retaining a builder. As of March 1, 2022, the City offers three programs:

Zoning Applicable Law Certificate (ZAP) — a comprehensive review of zoning and applicable law. Enables a complete application for a building permit.
Zoning Certificate Review — detailed zoning compliance review. Fee is 25% of the future building permit fee and is credited back when the permit is issued.
Zoning Use Review — confirms whether a proposed use is permitted, without requiring plans.

Full application details and forms are on the City's Apply for a Zoning Review page. For a visual check of surrounding properties and overlays, the Zoning By-law Interactive Map is the authoritative source.

FAQ

Frequently asked questions

Answers to common questions about Toronto Zoning By-law 569-2013, the lookup tool, FSI, height, and when to book a City Preliminary Zoning Review.

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What does my Toronto zoning code mean?

Toronto zoning codes identify what can be built on a property under By-law 569-2013. Common residential codes include R (Residential), RD (Residential Detached), RS (Residential Semi-Detached), RT (Residential Townhouse), and RM (Residential Multiple Dwelling). Commercial and mixed-use codes include CR (Commercial Residential) and CO (Commercial Office). Since 2023, duplexes, triplexes, and fourplexes are permitted in all residential zones (R, RD, RT, RS, RM) citywide.

What is Floor Space Index (FSI) and why does my property show "Not specified"?

Floor Space Index (FSI) is the ratio of a building's total gross floor area to the lot area. An FSI of 1.0 means the permitted floor area equals the lot size. "Not specified" means the City of Toronto's zoning data does not list a specific FSI value for that category on your property. This is common in residential zones where other rules (height, lot coverage, setbacks, building length) govern building size instead. The 2023 Multiplex Amendment also eliminated FSI maximums for multiplex building types. Confirm with a Preliminary Zoning Review before designing.

What is a Preliminary Zoning Review and do I need one?

A Preliminary Zoning Review is an official written opinion from Toronto Building confirming whether your project complies with the Zoning By-law. As of March 1, 2022, the City offers three programs: Zoning Applicable Law Certificate (comprehensive, enables a complete building permit application), Zoning Certificate Review (25% of future building permit fee, credited back), and Zoning Use Review (confirms permitted use without requiring plans). A review is strongly recommended before investing in detailed design, particularly for additions, multiplex conversions, and custom builds.

What is the height limit on my Toronto property?

Toronto regulates building height in metres (maximum height) and sometimes in storeys (maximum number of storeys), measured from established grade. Height overlays can modify the default limit for specific properties. Under the 2023 Multiplex Amendment, multiplexes are permitted to a maximum height of at least 10 metres citywide, supporting a viable third storey. Main-wall height regulations also apply and vary by zone and roof type.

Can I build a duplex, triplex, or fourplex on my property?

On May 10, 2023, Toronto City Council adopted Official Plan Amendment 649 and a Zoning By-law Amendment permitting multiplexes (duplexes, triplexes, and fourplexes) in all residential zones (R, RD, RT, RS, RM) across the city. Some zones include a "U" value indicating a maximum number of units that may further restrict unit counts. Building standards — height, setbacks, lot coverage, building length — still apply and should be confirmed for your specific lot.

Should I hire a design-build firm or go to the City first?

Both paths are valid. A Preliminary Zoning Review from the City gives an official written opinion on compliance but requires plans for most programs. A design-build firm can assess feasibility informally, develop concept designs that anticipate zoning constraints, and then submit for zoning review as part of the permit process. Most homeowners engaging a design-build firm for a significant project (addition, custom build, multiplex conversion) have their team manage the zoning review on their behalf.

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Ready to move forward?

Two paths — pick the one that fits your stage.

Design-Build Consultation

Planning a renovation, addition, or custom build in Forest Hill, Rosedale, Leaside, or elsewhere in Toronto? Book a free consultation with Maserat Developments. We handle zoning analysis, design, permits, and construction under one roof — fixed pricing.

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City Preliminary Zoning Review

For an official written opinion from Toronto Building on your project's zoning compliance, apply directly to the City. Useful before finalizing design decisions or making a purchase offer.

Apply on toronto.ca

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