Real Estate Investment - Multiplex

Understanding Your Lot’s “Zone”

Every property in Mississauga sits in a zoning category that determines what you can—and can’t—build. Traditionally, single-family homes have dominated most streets, but these categories now give you more flexibility. You can still build your main house, of course, but recent updates let you add things like a basement apartment or a backyard “garden suite” without jumping through hoops.

Imagine your property as a canvas with clearly drawn borders: those borders are your setbacks and lot coverage limits. Within them, you could tuck a cosy laneway home or carve out a bright basement suite. The city’s simplified zoning rules mean fewer surprises, but they still leave plenty of room for creativity—and that’s where I come in.

Bill 23: The More Homes Built Faster Act

You might have heard about Bill 23 from the news. Simply put, most residential lots can now host up to three separate living units “as-of-right.” That means your main house, plus one accessory apartment, plus one garden or laneway suite—all without a formal zoning amendment or appeal process. It’s a huge win if you’re looking to generate rental income, create a multi-generational home, or just make your property work harder for you.

The provincial act also waives development charges and parkland fees on those first three units. In real terms, that could save you tens of thousands of dollars—and shave months off your permit timeline. But navigating the fine print—size limits, parking rules, utility servicing—takes a careful eye. That’s why a seasoned architect can help you maximize savings and avoid costly revisions.

Fourplexes: More Homes, Less Hassle

Mississauga has gone a step further by allowing fourplexes “as-of-right” in most neighbourhoods. Whether you’re an investor aiming to boost rental yield or a homeowner exploring a larger build, you can now plan for four units under one roof without a special rezoning application. The key challenges here are thoughtful layouts and livable spaces: ensuring each unit has natural light, privacy, and convenient parking.

Picture Credit: Multiplex Study (2-4 Units) – City of Toronto

Bringing It All Together with Good Design

It’s one thing to know you’re allowed to build; it’s another to create homes people love. That’s why I focus on designing clear entrances, smart parking solutions (think tuck-under garages or shared driveways), and open living areas that feel spacious despite gentle density. A well-planned backyard garden suite can blend seamlessly into your landscaping, while a modern fourplex can still respect the character of your street.

My approach is simple:

1. Site Review: I’ll walk your lot with you—measuring setbacks, checking service connections, and spotting opportunities.

2. Concept Sketches: You’ll see hand-drawn ideas that show exactly how extra units could fit, from basement suites to a fourplex.

3. Permit-Ready Plans: Detailed drawings that speak the city’s language and get you approvals faster.

4. Turnkey Coordination: I work with planners, permit offices, engineers, and builders so you don’t have to chase every detail.

Let’s Talk About Your Project

Mississauga’s updated zoning and Bill 23 are opening doors for homeowners and investors alike. If you’re curious about tapping into that potential—whether it’s adding a rental suite or planning a fourplex—let’s chat. I’ll answer your questions, show you examples of past projects, and map out the path from idea to permit to move-in day.

Ready to explore? Send us a message or give us a call, and let’s turn zoning jargon into the home of your dreams.