Concept visualization
Concept visualization of a multiplex infill home in Ottawa by Dream Touch Renovations
Ottawa Bill 23 Expertise · Multi-Unit Feasibility · Fourplex Construction · ADU & Coach Home Strategy

Ottawa Bill 23 guidance.
Find out what you can build. Then we build it.

Bill 23 Ottawa and the new Ottawa Comprehensive Zoning By-law have transformed what's possible on Ottawa residential properties. Up to four units as-of-right on most serviced lots. Up to six units with ADUs and coach homes. Three-storey buildings citywide. We assess your specific property, identify maximum unit potential, navigate the zoning, prepare drawings, secure permits, and build the project, end to end.

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4 units
As-of-right on serviced lots
Up to 6
Total units possible with ADUs
3 storey
Maximum height citywide
0+
Ottawa multi-unit projects
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Permits + drawings
In-house engineering.
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What Bill 23 actually means for your Ottawa property

Ottawa just legalized the biggest residential development opportunity in a generation.

In December 2025, Ottawa City Council approved the new Ottawa Comprehensive Zoning By-law, the city's largest zoning reform since 2001. Combined with provincial Bill 23 Ottawa (the More Homes Built Faster Act Ottawa), property owners can build up to four residential units as-of-right on virtually any serviced residential lot, without zoning amendments, Committee of Adjustment hearings, or variances. Add the federal permission for two ADUs per principal dwelling, and Ottawa lots can contain up to six units. Three-storey buildings permitted citywide. Mandatory parking minimums eliminated. This is the new reality of as-of-right zoning Ottawa.

For Ottawa investors, this is the biggest residential opportunity in decades. A property zoned for a single-family home in 2024 may now legally accommodate an Ottawa fourplex generating substantial monthly rental income. A bungalow on a deep lot can become a duplex with a coach home. A small commercial property may permit a six-unit residential conversion. Ottawa fourplex zoning and Ottawa triplex zoning have flipped from restricted to permitted. Ottawa multi-unit conversion is now the fastest-growing residential category, and savvy investors are already moving on Ottawa intensification opportunities.

For Ottawa homeowners, Bill 23 Ottawa means options. Add a coach home for adult children. Convert your basement to a legal Ottawa secondary dwelling unit. Build a duplex addition for aging parents while generating rental income. Expand upward into a multi-generational triplex. Ottawa has re-imagined what Ottawa missing middle residential property can do, and Dream Touch helps property owners navigate from feasibility through construction. Ottawa coach home zoning rules are now clearer than ever.

How we guide you through Bill 23

Three Bill 23 service tiers, from "is this even possible?" to "keys in your tenant's hand."

Different clients enter Bill 23 at different stages. Some evaluate a property purchase. Some own a property and want to maximize its potential. Some have a property and a vision but need a builder. Here are three Bill 23 Ottawa service tiers, spanning feasibility, full construction coordination, and ongoing Ottawa investor zoning portfolio work.

01 / Feasibility

Ottawa Property Feasibility Assessment

Standalone property assessment identifying exactly what you can build under current Ottawa zoning. For investors evaluating purchase opportunities, homeowners exploring potential, or anyone wanting clarity before committing capital.

What's included
  • Detailed zoning analysis of subject property
  • Maximum unit potential calculation
  • Coach home / ADU eligibility verification
  • Setback, height, and lot coverage analysis
  • Heritage and conservation district review
  • Preliminary site plan options
  • Conceptual unit configurations
  • Realistic buildout budget ranges
  • Written feasibility report (5–10 pages)
Scope
Written report
Turnaround
2–3 weeks

Best for: investors in due diligence on purchases; homeowners exploring multi-unit potential; real estate agents needing client assessments. Fee credited toward construction if you build with Dream Touch.

★ Most Popular
02 / Full Coordination

Ottawa Bill 23 Project Coordination

End-to-end coordination from feasibility through occupancy. Feasibility, architectural drawings, structural engineering, permit submissions, construction, and final inspections, all under one Dream Touch contract.

What's included
  • Everything in Feasibility Assessment
  • Full architectural drawing package (BCIN-certified)
  • Structural engineering coordination
  • Building permit concierge service
  • Construction execution (Dream Touch PM)
  • Inspection coordination
  • Rental-ready finishing per unit
  • Tenant turnover support if requested
Scope
Design to occupancy
Turnaround
8–18 months

Best for: investors building income properties; homeowners doing major multi-unit conversions; anyone who wants one contractor managing everything from first sketch to first tenant.

03 / Investor Partnership

Ottawa Bill 23 Investor Partnership

For repeat investors building multiple Bill 23 Ottawa properties across the city. Streamlined assessment process, standardized drawing templates adapted per property, dedicated portfolio project management, volume-based pricing.

What's included
  • All Bill 23 Project Coordination services
  • Dedicated portfolio project manager
  • Standardized templates adapted per property
  • Expedited assessment for new acquisitions
  • Volume-based pricing structure
  • Rental management partnership coordination
  • Refinancing-ready documentation
Investment
Custom pricing
Minimum
3+ properties

Best for: investors building 3+ Ottawa multi-unit properties; real estate development companies; family offices building Ottawa rental portfolios.

All three tiers include current Ottawa Comprehensive Zoning By-law analysis, updated regularly as the new by-law moves through enactment in March 2026 and OLT review through September 2026. We track regulatory changes and update your assessment as needed.

What Bill 23 actually says

Bill 23 Ottawa and the Comprehensive Zoning By-law, what's actually permitted in 2026.

Most Ottawa property owners have heard "Bill 23" but don't know exactly what's permitted on their property. Here's the current legislative reality, broken down clearly.

01 · Bill 23 (Provincial)

The More Homes Built Faster Act Ottawa, passed by the Ontario Legislature in 2022, establishes a baseline municipalities cannot restrict below. Key provisions: up to three residential units permitted as-of-right on most urban serviced residential lots, plus permission for two Additional Dwelling Units (ADUs) per principal dwelling, meaning up to six units potentially per lot. Reduced municipal development charges. Streamlined approval processes for small-scale residential intensification.

02 · Ottawa Comprehensive Zoning By-law (Municipal)

Approved by Ottawa City Council on December 17, 2025. Replaces the 2001-era Zoning By-law 2008-250 and the previous R1–R5 zone system with new Ottawa N1 N2 N3 zones and N4–N6 Neighbourhood Zones. Key provisions: Ottawa fourplex zoning permitted as-of-right on all serviced residential lots citywide, three-storey buildings (up to 11 metres) in all urban neighbourhoods, removal of mandatory parking minimums, EV-ready infrastructure requirements, updated tree protection.

03 · The N1–N6 Neighbourhood Zones Ottawa System

The new framework replaces 140+ legacy R-zones with six unified Neighbourhood Zones Ottawa based on density and form rather than dwelling typology. N1 (Neighbourhood Core): low-density with secondary suite and ADU permission. N2 (Neighbourhood Edge): small Ottawa multiplex permission. N3 (Neighbourhood Centre): moderate density. N4–N6: increasing density and height. All N-zones permit four dwellings as-of-right on serviced lots.

04 · Federal Housing Accelerator Fund Coordination

Ottawa's participation in the federal Housing Accelerator Fund requires alignment with federal density mandates. This locks in the Bill 23 Ontario fourplex-as-of-right permission and additional intensification commitments. Federal funding to Ottawa over four years accelerates permit processing and infrastructure capacity for multi-unit construction across Ottawa intensification zones.

What can YOUR Ottawa property accommodate?

Quick reference: Maximum units by Ottawa property type.

Bill 23 Ottawa and the Ottawa Comprehensive Zoning By-law create different unit potential depending on your property's specifics. Here's a quick reference for the most common Ottawa residential property types, covering Ottawa fourplex, Ottawa triplex zoning, Ottawa duplex conversion, and Ottawa six units zoning scenarios.

Property Type Max Units (Bill 23) Max Units with ADUs Coach Home?
Single-family detached on serviced urban lot4 dwelling unitsUp to 6 (4 + 2 ADUs)Yes (counts as 1 ADU)
Semi-detached home on serviced lot4 per sideUp to 6 per sideYes (lot-size dependent)
Townhouse / row house4 typicalUp to 6 typicalLimited (rear-yard dependent)
Existing duplex4 totalUp to 6 with internal ADUsYes (typically)
Lot in heritage conservation district4 (design-review subject)Up to 6 (heritage approval)Possible (heritage subject)

Specific maximum unit potential depends on lot dimensions, setbacks, height, lot coverage, mature tree protection, conservation authority restrictions, and heritage status. Our feasibility assessment evaluates your specific property. Call 613-862-4555 for a 5-minute "quick read" or book a full assessment.

What Ottawa Bill 23 looks like as an investment

The Ottawa Bill 23 investment math, honestly explained.

Bill 23 Ottawa has created the most attractive residential investment landscape Ottawa has seen in decades. Here are three investment scenarios and the drivers that shape each. Specific costs and returns depend heavily on property location, lot size, scope, financing structure, and rental market conditions, all detailed in your written feasibility report.

Scenario 01 / Conservative

Existing Home + Coach Home Addition

Property assumption
Existing single-family home in established Ottawa neighbourhood (Westboro, The Glebe, Manor Park, Centretown)
Cost drivers
Coach home size, foundation and servicing, finish level, and site access
New rental income
A self-contained coach home unit adding monthly rent
Cap rate (additional investment)
9 – 12%
Coach homes →
Scenario 02 / Moderate

Ottawa Duplex Conversion (Existing → Two Units)

Property assumption
Family home with separable layout, often older Ottawa bungalow or 1960s split-level
Cost drivers
Extent of layout changes, separate entrances, fire separation, plumbing and electrical, and finish level
Total rental income
Two legal units generating combined monthly rent
Cap rate (vs. construction cost)
12 – 18%
Multi-unit →
Scenario 03 / Aggressive

Ottawa Fourplex Build or Conversion

Property assumption
Older Ottawa property suitable for full multi-unit conversion or teardown rebuild
Cost drivers
Conversion vs. new build, structural scope, servicing upgrades, parking, and finish level across four units
Total rental income
Four legal units generating combined monthly rent
Cap rate (vs. construction cost)
9 – 15%
Multi-unit →

Above ranges are realistic for current Ottawa rental market conditions and Bill 23-compliant builds. Your specific scenario depends on property purchase cost, location, financing structure, design choices, and rental positioning. Our feasibility assessment provides property-specific projections including how-to-build-fourplex-Ottawa timelines and Ottawa rental property zoning verification.

How Bill 23 projects actually happen

From feasibility to first tenant, the eight-step Dream Touch Bill 23 process.

Bill 23 Ottawa projects involve more steps than typical residential construction. Here's exactly how every Dream Touch Bill 23 project moves from initial assessment to occupied units.

01

Initial Property Conversation

Free 30-minute call to discuss your property, goals, and timeline. We provide preliminary thoughts on Bill 23 potential before any formal engagement.

Same week
02

Feasibility Assessment

Detailed property analysis: zoning, lot dimensions, setbacks, heritage status, conservation restrictions, maximum unit potential under current Bill 23 / Ottawa Comprehensive Zoning By-law. Written report delivered.

2–3 weeks
03

Conceptual Design

Preliminary site plan and unit configurations exploring how to maximize property potential within zoning constraints. 2D plans plus initial 3D massing studies.

2–4 weeks
04

Detailed Architectural Drawings

Full BCIN-certified drawing package: site plan, foundation, floor plans per unit, elevations, sections, fire separation details, egress diagrams, mechanical coordination.

4–10 weeks
05

Structural Engineering Coordination

P.Eng-licensed structural engineering coordinated through partner firm. Engineering calculations, stamped drawings, foundation design, structural separations between units.

2–6 weeks
06

Building Permit Submission & Approval

MyServiceOttawa submission, fee payment, City of Ottawa Building Code Services review, response to revision requests, permit issuance.

8–24 weeks
07

Construction Execution

Multi-unit construction with Dream Touch project management. Foundation, framing, mechanical and electrical, exterior, interior finishes, unit-specific finishing, landscaping.

6–14 months
08

Inspections, Occupancy & Tenant Turnover

Final inspections, occupancy permits, certificates of compliance, tenant turnover support if requested. Each unit ready for immediate rental.

2–4 weeks
Honest assessment

Bill 23 opportunities and risks Ottawa investors should understand.

Bill 23 Ottawa and as-of-right zoning Ottawa rules have created unprecedented opportunity, but not without risks. Here's the honest assessment for investors evaluating the as-of-right zoning Ottawa landscape, including structural engineering coordination and portfolio precedent.

+ Opportunities

Bill 23 opportunities

  • As-of-right zoningMost multi-unit conversions no longer require Committee of Adjustment hearings, eliminating 3–6 months from timelines.
  • Reduced development chargesBill 23 substantially reduces municipal DCs for multi-unit residential, sometimes by tens of thousands per project.
  • Federal Housing Accelerator FundOttawa's participation accelerates permit processing for multi-unit projects.
  • Strong rental marketOttawa rental vacancy at historic lows; demand for multi-unit rentals exceeds supply.
  • Income property tax advantagesMulti-unit properties qualify for capital cost allowance, expense deductibility, and other investment structures.
  • Property value appreciationMulti-unit properties in Ottawa appreciating faster than single-family homes.
  • Future-proof investmentAligned with provincial and federal housing policy direction; unlikely to face regulatory rollback.
! Risks

Risks to understand

  • Construction cost inflationMulti-unit construction costs in Ottawa have risen 15–25% since 2022; projects today cost more than projections from even 12 months ago.
  • Financing complexityMulti-unit construction financing is more complex than single-family; requires specific lender expertise and often higher down payments.
  • Heritage and conservation restrictionsHeritage districts, conservation authority lands, and floodplains can limit Bill 23 opportunities significantly.
  • Tree protection and landscapingOttawa's strengthened tree protection by-law affects setbacks and landscaping requirements.
  • Tenant management responsibilitiesBecoming a multi-unit landlord involves Ontario Residential Tenancies Act compliance, property management, and tenant relations.
  • Municipal infrastructure capacitySome Ottawa neighbourhoods have water/sewer capacity constraints that may limit unit count regardless of zoning.
  • Comprehensive Zoning By-law appealsWhile approved December 2025, appeals through Ontario Land Tribunal may delay full enactment in some areas through September 2026.

Our feasibility assessment evaluates these risks specific to your property and investment scenario, so you make informed decisions with realistic expectations, across all Ottawa intensification zones from Centretown and The Glebe to Barrhaven, Kanata, and Orleans.

Common questions

Ottawa Bill 23 questions, answered.

The questions Ottawa investors and homeowners ask most often about Bill 23 Ottawa and the new Ottawa Comprehensive Zoning By-law, from "can I build a fourplex in Ottawa" to "how many units can I build on my Ottawa property."

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On most serviced urban residential lots, yes. That's the as-of-right zoning Ottawa permission established by Ottawa's Comprehensive Zoning By-law (approved December 17, 2025) and Bill 23. However, lot dimensions, setbacks, height, lot coverage, mature tree protection, heritage status, and infrastructure capacity affect specifics. Our feasibility assessment determines exactly what your property accommodates.
Bill 23 permits up to three principal dwelling units. Ottawa's Comprehensive Zoning By-law extends this to four dwelling units on serviced lots, and Ottawa six units zoning is realistic when you add the federally-mandated two ADUs per principal dwelling. Practical maximum depends on lot dimensions, configuration, and zoning constraints. Many Ottawa properties accommodate 4–6 units.
Yes. Bill 23 eliminates zoning amendments and most Committee of Adjustment hearings, but you still need building permits. Permits submit through MyServiceOttawa, reviewed by City of Ottawa Building Code Services, and require BCIN-certified architectural drawings and Schedule 1 designer documentation. Our permit concierge service handles this for you.
Approved by Ottawa City Council on December 17, 2025. Enactment expected mid-March 2026. A 20-day appeal period follows. OLT hearings may delay full enactment in appealed areas, with OLT decision expected by September 2026. Non-appealed provisions are in effect immediately upon enactment. We track which provisions are in force for your area.
Fourplex pricing is driven by whether you convert an existing home or build new, structural scope, servicing and utility upgrades, parking, unit count and size, and finish level. A conversion typically costs less than a ground-up build; a coach home addition less still. Your feasibility assessment includes a written budget range built for your specific property, so you plan with real numbers, not guesses.
A typical Ottawa fourplex generates meaningful combined monthly rent across its four units. Income depends on neighbourhood, unit size, finish quality, and rental positioning. Strong markets: Centretown, Sandy Hill, Civic Hospital area, Alta Vista. Your feasibility assessment includes realistic rental projections for your property.
No, but heritage conservation district properties are subject to design review by Ottawa's Built Heritage Committee. Bill 23 unit permission still applies; designs must be compatible with heritage character. Many Ottawa heritage homes in The Glebe, Centretown, Sandy Hill, New Edinburgh, and Old Ottawa South have been successfully converted to multi-unit configurations.
Yes. The Ottawa Zoning By-law 2025 eliminates mandatory minimum parking requirements citywide. Property owners decide parking based on market demand, site constraints, and project economics. Maximum parking rules apply near rapid transit stations, and 25% of parking spaces in mid- and high-rise developments must be EV-ready.
Often yes, depending on lot size and configuration. The four principal dwelling units under Bill 23 / Ottawa's Comprehensive Zoning By-law plus a coach home (which counts as one of the two permitted ADUs) can result in five total units. Ottawa ADU rules allow this on larger lots; lot dimensions and setbacks determine feasibility.
No. Bill 23 ADU permissions aren't contingent on owner-occupancy. Investors can build exclusively for rental income with no on-site living requirement. Some federal financing programs (CMHC MLI) have specific occupancy or rental rate requirements, but these are program-specific, not zoning-related.
Realistic Ottawa Bill 23 timelines: feasibility assessment 2–3 weeks; design and drawings 4–10 weeks; structural engineering 2–6 weeks (parallel); permit review 8–24 weeks; construction 6–14 months. Total feasibility-to-occupancy: typically 8–18 months for moderate projects, 12–24 months for complex projects.
Yes, in many cases. Bill 23 substantially reduced municipal development charges for residential intensification. As of October 2025, Council approved DCs are due at first occupancy permit (not at permit issuance) for residential occupancies, on an interest-free basis for 18 months. This dramatically improves project cash flow.
Yes. Multi-unit financing has expanded under Bill 23 and federal housing initiatives. Options: traditional commercial multi-unit mortgages, CMHC MLI Select (purpose-built rentals with affordability/sustainability commitments), conventional residential mortgages for 1–4 unit properties, and construction-to-permanent financing. We introduce you to Ottawa lenders specializing in multi-unit financing.
Call 613-862-4555 or request a feasibility assessment online. Initial 30-minute conversation is free. We'll discuss your property, your goals, and whether Bill 23 makes sense for your situation. If you want a formal feasibility assessment, we quote a fixed fee within 5 business days. No commitment for initial conversation.
Bill 23 connects to multiple Dream Touch services

Bill 23 expertise integrated across our services.

Multi-Unit Dwellings

Ottawa duplex, triplex, fourplex construction. The biggest Bill 23 service category.

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Coach Homes

ADU construction under Bill 23: backyard coach homes and laneway suites.

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Architectural Plans

BCIN-certified drawings for Bill 23 multi-unit projects.

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City Permit Planning

Permit concierge for Bill 23 projects.

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Client feedback

What our clients say.

Rather than hand-pick a few quotes to print here, we keep every review in one place. Ottawa homeowners and property owners have rated Dream Touch Renovations 4.7 stars — read what real clients say about permits, coach homes, and additions handled correctly, in their own words.

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Find out what your property can become

Get an Ottawa Bill 23 feasibility assessment.
5-business-day fixed-fee quote.

Tell us about your Ottawa property: current single-family home, recent purchase, lot you're evaluating, or property you've owned for years. We assess Bill 23 potential, identify maximum unit count, and quote a feasibility assessment fee within 5 business days. Assessment fee credited toward construction if you build with Dream Touch. Projects across Centretown, Sandy Hill, Alta Vista, Hintonburg, Westboro, The Glebe, Old Ottawa South, Vanier, New Edinburgh, Manor Park, Civic Hospital area, Riverview Park, Carlington, Carlsbad Springs, Findlay Creek, Barrhaven, Kanata, Orleans, and Nepean.

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