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Tag: Major Streets By-law Toronto

  • Toronto Housing Roadmap Creates Unprecedented Property Opportunities

    Toronto Housing Roadmap Creates Unprecedented Property Opportunities

    Toronto’s Recent News Release About Increasing Housing is Huge for Toronto Property Owners

    Toronto is changing the rules of property development forever. The city’s ambitious plan to create 285,000 new homes by 2031 isn’t just another policy announcement. It’s a complete reimagining of what’s possible for property owners across the city.

    We’ve been analyzing the six strategic reports released on June 5, 2025, and one thing is clear: property owners now have unprecedented opportunities to maximize their investments.

    As Toronto’s residential construction experts with over 25 years of experience, we’re uniquely positioned to guide you through these transformative changes.

    Below we outline the biggest takeaways and what to watch out for in the coming months and years in Toronto’s goal to densify the City.

    Major Streets Bylaw: The Game Changer

    The largest opportunity emerging from Toronto’s densification strategy is the Major Streets Bylaw (shown as the Avenues Policy Review in the News Release).

    This change will allow substantial density increases along major corridors that can handle the intensification.

    If you own a property on a major street, get ready for developers and real estate investors to be knocking on your doors! Or you can be your own property developer, the choice is yours.

    The Avenues Policy Review enables mid-rise buildings (typically six to 11 storeys) along key transit corridors, creating housing near transit, shops, and services while maximizing existing infrastructure.

    This approach creates complete communities and represents the most transformative element for the city’s housing landscape.

    Multiplex Development: 5-6 Units Where One Home Stood

    Toronto’s new “gentle density” approach permits five and six-unit low-rise multiplexes across all residential neighborhoods. This applies to both new construction and conversions of existing detached houses.

    The biggest thing we stress to multi-unit investors is to always try and find a way to make the existing structure work for the densification, but with this many units there will be few opportunities to utilize an existing structure without completing a home addition to add space.

    A lot of the time, utilizing the existing structure is more cost-effective than building new, which increases ROI. We help complete these evaluations regularly for fourplex development projects and can apply the same analysis to 5-6 plex developments.

    With more density comes the ability to create economies of scale, allowing for better ROI even with new construction. We evaluate both new home and home addition options to determine which densification approach works for specific sites.

    Research estimates these neighborhood intensification initiatives could create up to 54,600 homes by 2031 and 163,785 homes by 2051. Toronto’s housing plan represents a fundamental shift in urban development strategy.

    Renovation vs. New Construction: The Economics

    Usually, building within an existing detached home comes with financial benefits since you can utilize some or all of the existing structure.

    This holds true for duplexes, triplexes, and fourplexes.

    However, with the increased demand on utilities and space requirements for a 5 or 6-plex, building new may make more sense in many situations.

    There are very few existing homes with enough space to house 5-6 units. The additional electrical, plumbing, and gas requirements for that many units often make building new more beneficial than utilizing the existing home for these denser development projects.

    Each property requires individual assessment to determine the optimal approach based on the specific site conditions, and that is something that BVM Contracting can help with.

    The Utility Challenge

    The biggest challenge for any densification project is accurately determining utility upgrade costs.

    With increased density comes greater demands for electricity, water, and gas. Coordination with Toronto Hydro, Toronto Water, and Enbridge is crucial for accurate budgeting.

    This is typically a huge blind spot for investors and developers. Recent community consultations have highlighted utility capacity as a primary concern in neighborhood densification.

    Our pre-construction services include utility coordination to eliminate this uncertainty from your project planning.

    Apartment Site Infill: The Hidden Opportunity

    Perhaps most significant for property developers is the Apartment Infill Study, which recommends citywide zoning changes to permit new infill housing on existing apartment tower sites.

    These changes could apply to 5,000 existing apartment sites across Toronto, creating substantial opportunities to add housing while maintaining existing rental stock.

    A recent Urbanation-FRPO Rental Market Study found that existing apartment sites in Toronto could accommodate an estimated 136,159 additional housing units through infill development. Most of this potential (111,738 units) is located in more affordable areas outside Central Toronto. Infill development research shows this approach maximizes existing infrastructure.

    For apartment building owners, this represents an extraordinary opportunity to create additional value from existing properties.

    Evaluating Your Property’s Potential

    Each site is different, so it’s always good to get your site’s zoning reviewed by a team experienced with Toronto’s zoning regulations.

    We help facilitate this with all our clients and offer free zoning analysis to determine the highest and best use for your property.

    Professional evaluations are essential to identify properties with development potential under these new regulations, particularly for conversion to multiplexes, mid-rise developments along transit corridors, or infill projects on existing apartment sites.

    Construction Realities in Today’s Market

    It has been increasingly difficult to build multi-unit projects in Toronto with rising material costs and the general cost of construction.

    We work very closely with our clients during the pre-construction stages to provide accurate costing and find ways to value engineer projects for overall savings.

    This approach has become even more critical as construction costs continue to rise while the demand for housing intensifies.

    Our detailed database of past projects helps inform our clients about realistic options for renovating or building on their property.

    The Future of Toronto Construction

    There is going to be a lot more multi-unit development in Toronto. That is certain!

    The best thing property owners can do is understand what’s possible for their property and determine if development aligns with their interests.

    Even first-time developers can benefit from this opportunity. We look forward to helping prospective and existing property developers navigate the process.

    From zoning to financing to construction, we can help set your multi-unit project up for success.

    Your Next Steps

    As Toronto implements these transformative zoning changes, property owners should consider:

    1. Getting a comprehensive site assessment to evaluate development potential

    2. Conducting a financial feasibility analysis to determine project viability

    3. Building a reputable and reliable project team

    4. Securing expert guidance on navigating the evolving regulatory landscape

    As a family-owned business with deep roots in Toronto’s construction industry, we pride ourselves on offering honest, educational guidance through this complex process.

    The Toronto housing revolution is creating unprecedented opportunities for property owners. Those who act decisively with proper guidance will reap the greatest rewards.

    Contact us today for a free property zoning analysis and discover how your property can benefit from Toronto’s housing transformation.

    BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations (kitchen renovations, bathroom renovations, basement renovations, full interior renovations, home additions, lot severances, new home construction, multi-unit renovations, garden suite construction, and laneway suite construction). Our goal is to help guide our clients through the process of renovating their home, from concept to completion.

    Further than providing General Contracting and Project Management for major home renovations and home building projects in Toronto, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

    To learn more about our offering by visiting our services page.

  • Toronto’s New Major Streets Bylaw

    Toronto’s New Major Streets Bylaw

    Toronto’s New Major Streets Bylaw: Opening Up New Roads for Home Ownership in the City

    Toronto, a bustling metropolis known for its diverse culture and vibrant neighborhoods, has long grappled with housing affordability issues. As a local construction company deeply rooted in Toronto’s urban development, we know the challenges facing individuals looking to live and work in Canada’s largest city.

    A recent change in legislation through the Major Streets Bylaw, promises to shake up the housing landscape in a positive way. In this post, we’ll delve deeper into the details of the Major Streets Bylaw and explore how it’s poised to make a significant impact on housing in our city.

    Understanding the Major Streets Bylaw

    The “Major Streets Bylaw” aims to revitalize and enhance the urban fabric of the City of Toronto by encouraging the development of townhomes and small residential apartments along major streets. These major streets serve as vital arteries, connecting neighborhoods and fostering economic activity. The bylaw incentivizes the construction of new residential units, maximizing land use and creating vibrant, pedestrian-friendly environments. The aim is to create gentle density in low-rise neighbourhoods along major streets to allow for more housing along the major transportation corridors throughout Toronto. The other idea is to incorporate non-residential uses into these new apartments and townhomes to create more vibrant and diverse neighborhoods with new small businesses.

    Here’s our take on the positive impact of this new zoning by-law, and what is means for those considering developing or buying property in Toronto.

    1. Fueling Supply. Toronto’s housing market has long struggled with a supply-demand imbalance. The ‘Major Streets Bylaw provides a solution by unlocking untapped potential along our major arteries. By embracing more flexibility around development, we’re not just building structures; we’re crafting homes and communities, opening doors to more residents seeking affordable housing in popular neighbourhoods in Toronto.

    2. Embracing Diversity. At BVM Contracting, we believe that diversity enriched communities. The ‘Major Streets Bylaw’ champions this ethos by fostering a range of housing options. From small apartments to townhomes, the bylaw encourages us to build spaces that reflect the varied lifestyles and aspirations of Torontonians, supporting greater access to housing on major transportation corridors in some of the most vibrant neighbourhoods in Toronto.

    3. Bringing Amenities Closer. Convenience is key to a thriving neighborhood. By integrating more opportunity for residential spaces, the bylaw ensures that essential services are just steps away. From morning coffee to evening groceries, residents can enjoy the convenience of city living without sacrificing accessibility, enhancing the allure of homeownership in our developments.

    4. Riding the Transit Wave. Toronto’s public transit network is the backbone of our city’s mobility. The ‘Major Streets Bylaw’ recognizes this and incentivizes transit-oriented development. By building density along transit corridors, we’re not just reducing carbon footprints; we’re crafting communities where homeowners can enjoy seamless connectivity and urban living at its finest.

    5. Increasing Opportunities for Townhouses and Small Apartments. The Major Streets Bylaw presents an opportunity to diversify housing options by opening up new high and low-density residential development options. This opens avenues for developing townhouses and small apartments, catering to the evolving needs of residents. Such developments not only enhance housing affordability but also contribute to the fabric of vibrant, mixed-use neighborhoods.

    Major Updates to the zoning Bylaw for major streets

    With the Major Streets Bylaw the following updates are proposed, which will allow for a far greater amount of density on Major Streets in Toronto:

    • Allowing RD, RT, RS, and RM zones to building townhomes and apartment buildings when they are located on major streets.

    • The removal of maximum Floor Space Index (FSI) calculations when the property is located on a major street, thus allowing for maximized density on the lot

    • The removal of amenity space requirements for apartments with 30 dwelling units or less being built on major streets

    • You would be allowed to build more than one building on a lot that abuts a major street (more than one apartment/townhome or combination)

    • The max number of dwelling units in an apartment abutting a major street is the greater number between 30 dwelling units and the numerical value following the letter “u” on the zoning bylaw map

    • For an apartment located on a major street the maximum building height is 19 meters or the height value shown on the zoning bylaw map.

    You can read more by reading the proposed bylaw amendments for the major streets bylaw here!

    What streets are considered major streets in Toronto

    There are a lot of streets that will be affected by the Major Streets Bylaw amendment, which you can see below. If you want to see the map in more detail you can check it out here.

    Major Streets Bylaw Map
    Major Streets Bylaw Map

    Conclusion

    At BVM Contracting, we see the ‘Major Streets Bylaw’ as more than just legislation; it’s a catalyst for change, a blueprint for a more inclusive and vibrant Toronto. By embracing more flexible development laws along our major streets, we’re not just building structures; we’re building homes, communities, and futures. As we move forward, initiatives like the ‘Major Streets Bylaw’ will continue to shape the fabric of homeownership in our city, and we’re proud to be at the forefront of this transformative journey.

    If you are interested in speaking with a BVM Contracting representative about your new home build, home addition, or substantial home or business renovation project please reach out to us at contact@bvmcontracting.com.

    About BVM COntracting

    BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations (kitchen renovations, bathroom renovations, basement renovations, full interior renovations, home additions, lot severances, and new home construction). Our goal is to help guide our clients through the process of renovating their home, from concept to completion.

    Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

    To learn more about our offering by visiting our services page.