{"id":11461,"date":"2025-06-26T14:59:07","date_gmt":"2025-06-26T14:59:07","guid":{"rendered":"https:\/\/valery.ca\/blog\/?p=11461"},"modified":"2025-08-29T19:21:08","modified_gmt":"2025-08-29T19:21:08","slug":"toronto-sixplex-housing-decision-2025","status":"publish","type":"post","link":"https:\/\/valery.ca\/blog\/toronto-sixplex-housing-decision-2025\/","title":{"rendered":"Did Toronto Just Blink on Sixplex Housing?"},"content":{"rendered":"\n<div class=\"wp-block-rank-math-toc-block\" id=\"rank-math-toc\"><h2>Table of Contents<\/h2><nav><ul><li><a href=\"#what-was-toronto-trying-to-do\">What Was Toronto Trying to Do?<\/a><\/li><li><a href=\"#where-are-sixplexes-actually-allowed\">Where Are Sixplexes Actually Allowed?<\/a><\/li><li><a href=\"#why-did-the-council-pull-back\">Why Did the Council Pull Back?<\/a><\/li><li><a href=\"#whats-at-stake\">What\u2019s at Stake?<\/a><\/li><li><a href=\"#is-opposition-to-sixplexes-valid\">Is Opposition to Sixplexes Valid?<\/a><\/li><li><a href=\"#what-does-this-mean-for-renters-and-investors\">What Does This Mean for Renters and Investors?<\/a><\/li><li><a href=\"#why-does-this-matter\">Why Does This Matter?<\/a><\/li><li><a href=\"#so-what-happens-now\">So, What Happens Now?<\/a><\/li><li><a href=\"#final-thought-is-caution-killing-ambition\">Final Thought: Is Caution Killing Ambition?<\/a><\/li><\/ul><\/nav><\/div>\n\n\n\n<p>After months of momentum toward opening Toronto\u2019s housing market to denser, low-rise development, city council hit the brakes. What was supposed to be a citywide legalization of sixplexes, small apartment buildings with six units, was scaled back to just nine wards. The decision reflects a familiar pattern in Toronto politics: incrementalism in the face of a crisis.<\/p>\n\n\n\n<p>Let\u2019s break down what happened, and what it means.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"what-was-toronto-trying-to-do\">What Was Toronto Trying to Do?<\/h2>\n\n\n\n<p>In simple terms, Toronto was planning to allow property owners across the city to build six-unit homes without needing special permission. The idea was to expand on its 2023 \u201cmultiplex\u201d policy, which already allows up to four units on most residential lots.<\/p>\n\n\n\n<p>This shift is about more than just sixplexes. It\u2019s about reforming zoning laws that have historically banned anything other than detached and semi-detached homes in most of Toronto. It\u2019s about bringing back a \u201cmissing middle\u201d of housing, something more spacious than a condo, but more affordable than a detached house.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"where-are-sixplexes-actually-allowed\">Where Are Sixplexes Actually Allowed?<\/h2>\n\n\n\n<p>To visualize the decision, take a look at the map below, which shows where six-unit buildings are currently permitted and where council approved the expansion as of June 25:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Green<\/strong>: Scarborough North \u2014 part of an earlier pilot project where sixplexes were already legalized<br><\/li>\n\n\n\n<li><strong>Red<\/strong>: Old Toronto and East York \u2014 newly approved zones for sixplexes under the June 25 council motion<br><\/li>\n\n\n\n<li><strong>White<\/strong>: Areas still limited to 4 (+1) units, unless councillors opt in later<br><\/li>\n<\/ul>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"761\" src=\"https:\/\/valery.ca\/blog\/wp-content\/uploads\/2025\/06\/Updated-1024x761.jpeg\" alt=\"Map of Toronto showing updated Sixplex zoning approvals as of June 25, 2025. Highlights include approved sixplex zones in Old Toronto, East York, and Scarborough North, with remaining wards limited to 4 (+1) units unless they opt in later.\" class=\"wp-image-11462\" srcset=\"https:\/\/valery.ca\/blog\/wp-content\/uploads\/2025\/06\/Updated-1024x761.jpeg 1024w, https:\/\/valery.ca\/blog\/wp-content\/uploads\/2025\/06\/Updated-300x223.jpeg 300w, https:\/\/valery.ca\/blog\/wp-content\/uploads\/2025\/06\/Updated-768x571.jpeg 768w, https:\/\/valery.ca\/blog\/wp-content\/uploads\/2025\/06\/Updated-1536x1141.jpeg 1536w, https:\/\/valery.ca\/blog\/wp-content\/uploads\/2025\/06\/Updated-2048x1522.jpeg 2048w, https:\/\/valery.ca\/blog\/wp-content\/uploads\/2025\/06\/Updated-304x226.jpeg 304w\" sizes=\"(max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"why-did-the-council-pull-back\">Why Did the Council Pull Back?<\/h2>\n\n\n\n<p>Because they couldn\u2019t agree. Some councillors, especially those in the inner suburbs, said the move was rushed. They wanted more time, more studies, and more assurance that neighbourhoods could absorb the change.<\/p>\n\n\n\n<p>Councillor Gord Perks, who has championed the idea of expanding housing density, admitted he was \u201cheartbroken.\u201d His compromise: legalize sixplexes only in old Toronto, East York, and part of Scarborough where a pilot project had already begun.<\/p>\n\n\n\n<p>The motion passed 18\u20136. It wasn\u2019t the sweeping reform staff had proposed, but it was something. And in today\u2019s politics, \u201csomething\u201d often means survival.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"whats-at-stake\">What\u2019s at Stake?<\/h2>\n\n\n\n<p>Plenty. For one, $471 million in federal housing funds is tied to this policy shift. The city has already received part of that funding, but it risks losing a <a href=\"https:\/\/www.cp24.com\/news\/toronto-council-approves-limited-sixplex-plan-to-access-federal-housing-funds-1.6923151\" data-type=\"link\" data-id=\"https:\/\/www.cp24.com\/news\/toronto-council-approves-limited-sixplex-plan-to-access-federal-housing-funds-1.6923151\" target=\"_blank\" rel=\"noopener\">quarter of its annual installments<\/a> if it doesn\u2019t follow through on its promises.<\/p>\n\n\n\n<p>More importantly, the decision tests whether Toronto is truly serious about solving its housing crisis or simply managing it.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"is-opposition-to-sixplexes-valid\">Is Opposition to Sixplexes Valid?<\/h2>\n\n\n\n<p>It\u2019s easy to dismiss the critics as NIMBYs (Not In My Back Yard), but that would be reductive. Many residents are genuinely concerned about parking, infrastructure, and the pace of change. And yes, those issues matter.<\/p>\n\n\n\n<p>But they\u2019re also often overstated. A city staff report said sixplexes would result in only minor increases in sewer usage and traffic. Meanwhile, cities like Minneapolis and Portland, which have already introduced similar reforms, haven\u2019t collapsed under the weight of small apartment buildings.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"what-does-this-mean-for-renters-and-investors\">What Does This Mean for Renters and Investors?<\/h2>\n\n\n\n<p>For renters, this shift, though modest, is a sign of progress. The sixplex framework introduces more mid-sized rental units into neighbourhoods where rental supply is scarce. These homes could be larger, family-friendly, and located in areas typically dominated by single-family ownership. That\u2019s crucial in a city where condos dominate the rental stock and affordability remains elusive.<\/p>\n\n\n\n<p>For investors, the door just cracked open on a new asset class. Sixplexes offer a unique opportunity to generate steady income on lots previously limited to one or two units. With proper design, they can be optimized for multi-generational tenants, co-living arrangements, or boutique rental offerings. And with the federal funding attached, there\u2019s a strong policy tailwind behind any ward that opts in later.<\/p>\n\n\n\n<p>However, the patchwork rollout means smart investors will need to pay close attention to zoning updates and local politics. Not every ward will move at the same speed and that lag could create pricing differentials (and opportunities) in the short term.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"why-does-this-matter\">Why Does This Matter?<\/h2>\n\n\n\n<p>Because Toronto has run out of room to sprawl. We can\u2019t build out. We must build in.<\/p>\n\n\n\n<p>Allowing sixplexes is one of the least disruptive, most cost-effective ways to add housing in a city where demand constantly outstrips supply. It provides options for multigenerational families, downsizing seniors, and middle-income renters who can\u2019t find anything between a luxury tower and a basement suite.<\/p>\n\n\n\n<p>If we keep defaulting to detached homes on 30-foot lots, we\u2019re preserving the problem, instead of solving it.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"so-what-happens-now\">So, What Happens Now?<\/h2>\n\n\n\n<p>For now, sixplexes will be allowed in nine of the city\u2019s 25 wards. Other councillors can opt in later. Mayor Olivia Chow called it \u201ca path forward,\u201d suggesting that once people see the benefits, more neighbourhoods will follow.<\/p>\n\n\n\n<p>That\u2019s a hopeful view, and perhaps an accurate one. But progress shouldn\u2019t rely on political moods. It should be led by data, demand, and the moral imperative to house people fairly and affordably.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"final-thought-is-caution-killing-ambition\">Final Thought: Is Caution Killing Ambition?<\/h2>\n\n\n\n<p>Toronto is not a city short on plans. It is, however, short on action. Every delay has a cost, measured not in dollars, but in lives put on hold, families squeezed into basements, and workers priced out of the communities they serve.<\/p>\n\n\n\n<p>Allowing sixplexes citywide wouldn\u2019t solve everything. But it would send a powerful message: that Toronto is willing to evolve. That it\u2019s willing to change not just in spirit, but in form.<\/p>\n\n\n\n<p>This week, the council took a step forward, but not a leap. And in a city running out of time, that may not be enough.<\/p>\n\n\n\n<p><br><strong>Looking for sixplex-ready lots or existing multi-unit homes?<\/strong><br>Browse properties in Toronto\u2019s newly approved sixplex zones, before more wards opt in.<br><strong>Start your search with <a href=\"https:\/\/valery.ca\" data-type=\"link\" data-id=\"valery.ca\">Valery<\/a> today.<\/strong><\/p>\n\n\n\n<p><\/p>\n","protected":false},"excerpt":{"rendered":"<p>After months of momentum toward opening Toronto\u2019s housing market to denser, low-rise development, city council hit the brakes. What was [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":11463,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"rank_math_lock_modified_date":false,"footnotes":""},"categories":[1],"tags":[],"class_list":["post-11461","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-uncategorized"],"mtags":false,"featured_image_thumbnail_url":"https:\/\/valery.ca\/blog\/wp-content\/uploads\/2025\/06\/a-stylized-mock-front-page-of-a-toronto-_AiP9UlZsQre-lL8cxfOULA__-TYCpk9RP6IPDFbpR5suQ.jpeg","_links":{"self":[{"href":"https:\/\/valery.ca\/blog\/wp-json\/wp\/v2\/posts\/11461"}],"collection":[{"href":"https:\/\/valery.ca\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/valery.ca\/blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/valery.ca\/blog\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/valery.ca\/blog\/wp-json\/wp\/v2\/comments?post=11461"}],"version-history":[{"count":4,"href":"https:\/\/valery.ca\/blog\/wp-json\/wp\/v2\/posts\/11461\/revisions"}],"predecessor-version":[{"id":19532,"href":"https:\/\/valery.ca\/blog\/wp-json\/wp\/v2\/posts\/11461\/revisions\/19532"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/valery.ca\/blog\/wp-json\/wp\/v2\/media\/11463"}],"wp:attachment":[{"href":"https:\/\/valery.ca\/blog\/wp-json\/wp\/v2\/media?parent=11461"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/valery.ca\/blog\/wp-json\/wp\/v2\/categories?post=11461"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/valery.ca\/blog\/wp-json\/wp\/v2\/tags?post=11461"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}