Missing Middle, Missing Future: What Happens If Toronto Says No To Sixplexes?

Toronto is at a turning point after city council backed allowing six-unit buildings, called sixplexes, in only parts of the city rather than across the whole area. This scaled-back decision means large parts of Toronto remain under single-home zoning while the Housing Accelerator Fund milestone for city-wide sixplex zoning remains unmet, risking vital federal housing money. If the city fails to fully approve sixplexes by the end of June 2025, Toronto could lose about 25 percent of its annual federal funding—roughly $30 million.

The council’s narrowed proposal covers just nine wards, mostly in Toronto and East York and a part of Scarborough, rather than the entire city. Staff had recommended allowing sixplexes everywhere, but the final vote watered down the plan, meaning many neighbourhoods won’t gain new housing options that could serve families, seniors, and newcomers.

Putting six-unit buildings in more areas could help keep people living in the city by giving more mid-scale housing choices. Without these options, families and older adults may be pushed out to outer suburbs or leave Toronto entirely. Between 2016 and 2021, Toronto lost 16,600 children under age 14, while nearby areas gained young families—a sign that Toronto’s housing shortage is driving families away.

Another big effect is on the climate and infrastructure. When people move out, housing starts further out on greenfield land, locking in more car use and adding strain to infrastructure. Allowing more housing in existing neighbourhoods helps curb sprawl and supports transit-friendly development.

Local builders also lose out when permission is limited. Clear, city-wide rules help small developers and family builders invest in modest projects like sixplexes in their own communities. If zoning stays patchy and approvals slow, only large developers can work at scale, shutting out local investment and slowing down housing supply.

In short, saying no to city-wide sixplexes isn’t just a planning choice—it affects money, housing choice, neighbourhood life, and fairness. Toronto risks losing federal funding, pushing out families and seniors, and missing a chance to grow more diverse, affordable neighbourhoods. If the city wants to build a more inclusive future, expanding sixplex zoning to all neighbourhoods is an important step.