We are a design and…

We are a design and consulting company, and have been dedicated to assisting homeowners in Ontario with over 400 additional residential unit (ARU) projects since 2016. In recent years, our focus has expanded to include detached ARUs such as garden suites, laneway suites, garage conversions, and transformations of single-family homes into multiplexes.

We commend the tremendous strides made by the Ministry and various municipal urban planning departments across Ontario municipalities in fostering policies that promote the construction of more housing units. These efforts are crucial in addressing the housing supply challenges faced by our communities.

However, our hands-on experience reveals persistent challenges that deter homeowners from pursuing and completing these projects. We believe addressing these issues can significantly boost the willingness of homeowners to build ARUs.

Requested considerations for province wide changes:

1. Separation Requirements - Current municipal by-laws often include a separation requirement between the main dwelling and detached ARUs, with minimums like 5 meters in Toronto and 7.5 meters in Hamilton. This requirement excludes many properties due to spatial constraints and elevates construction costs, particularly for service connections and plumbing systems. If municipalities permit 3rd units to be an attached addition, there should be really no reason for a detached addition to have this separation requirement. Reducing or removing these separation mandates could lower costs and complexity significantly.

2. Bedroom Limitations - The prevalent restriction of a maximum of two bedrooms per detached ARU limits the type of occupants these units can accommodate. Increasing the allowed number of bedrooms would cater to families and provide flexibility for home offices, appealing to a broader demographic, especially in a remote work era.

3. Size Restrictions - Many municipalities impose restrictive size limits on detached ARUs, such as maximums of 50 to 60 square meters or 10% of the lot size. These restrictions often render the construction of ARUs economically unfeasible.

4. Single Unit Restriction - This is perhaps the single biggest constraint as feedback from homeowner clients of ours. The high costs of construction in today’s rate environment make it challenging for single-unit ARUs to be financially viable. Allowing two units in new detached structures could significantly enhance the financial proforma of these investments. For example, a two-unit ARU may offer substantially higher rental income for a marginally higher construction cost, making projects more feasible and less disruptive in terms of the goal of gentle density. Multiple unit ARUs have been implemented successfully in other jurisdictions in Canada and the US, and should be part of the provincial mandate.

These improvements could facilitate a more substantial increase in housing supply without necessitating direct funding from the government. Instead, they involve adapting existing regulations to better align with the economic and practical realities faced by homeowners today.

We appreciate the opportunity to contribute to this vital discussion and are optimistic that with these adjustments, more homeowners will be empowered to help alleviate our housing shortages.

Thank you for considering our feedback. We look forward to the potential adjustments and are eager to continue contributing to this important initiative.