Applications / Rental Housing Demolition

Rental Housing Demolition

The separate application required to demolish or convert rental units where municipal rental protection applies. One fixed fee, RPP-reviewed. From $10,000.

What a Rental Housing Demolition application is

In municipalities with rental housing protection, demolishing or converting rental units above a set threshold needs its own application, separate from the rezoning or site plan for the new building. In Toronto this runs under the Section 111 rental demolition and conversion by-law, made under the City of Toronto Act, and applies once six or more rental units are involved.

These applications turn on tenant protection: a relocation and assistance plan for existing tenants, and a commitment to replace the rental units in the new development. We build that strategy and run the application alongside the rest of the file.

When you need one

You need a rental demolition application when you are redeveloping a site with existing rental units and local rental protection applies. Common situations:

Redeveloping a rental apartment building above the unit threshold
Demolishing rental units to make way for a new development
Converting rental units to condominium or non-residential use
Any project where a municipal rental replacement by-law is triggered

This application almost always runs alongside a Zoning By-law Amendment and Site Plan for the new building. We coordinate the three so they move together.

What is included

Every rental demolition file includes:

Review of the existing rental units and the applicable municipal by-law
A tenant relocation and assistance strategy, coordinated with your team
A replacement-unit plan addressing size, rent, and tenure requirements
The full application package, prepared and submitted
Negotiation with municipal staff on the rental conditions
Coordination with the related planning applications for the site
A licensed Registered Professional Planner directing and signing off on the file

Legal advice on the tenancy side and any required relocation costs are the owner's responsibility. We coordinate the planning strategy with your legal team.

How it works

Phase 1: Review

We review the existing units, confirm the by-law applies, and assess the replacement and relocation requirements.

Phase 2: Strategy and application

We prepare the tenant assistance and replacement strategy and the application package, and submit alongside the related planning applications.

Phase 3: Through to Council

We negotiate the rental conditions with staff and carry the file through to a Council decision.

From $10,000

excl. HST · fixed fee, confirmed before work begins · re-submissions included

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See how this compares across application types on the full pricing schedule.

FAQ

Rental Housing Demolition questions

It applies where a municipality has a rental protection by-law and your project demolishes or converts rental units above the threshold. In Toronto that is six or more units under the Section 111 by-law. Other municipalities have their own rules.

Section 111 of the City of Toronto Act lets the City regulate the demolition and conversion of rental housing. Toronto's by-law requires approval, tenant assistance, and replacement of the rental units for qualifying projects.

In most cases yes. Qualifying projects are expected to replace the rental floor area, often at similar rents for a set period, and to provide tenant assistance. The exact requirements are negotiated through the application.

Almost always. The rental application is coordinated with the rezoning and site plan for the new building so the approvals line up. We run them together.

Ready?

Tell us about the site and the existing units. We will confirm whether a rental demolition application is required and what it will cost. No commitment, no hourly clock.

Get a Quote No initial fees or commitment