Increasing Housing Choices in Neighbourhoods Study

Study Overview

The Increasing Housing Choices in Neighbourhoods (IHCN) study is a multi-phased project launched in 2021 that is helping to introduce more housing options to Mississauga neighbourhoods. Introducing more housing options in low-rise neighbourhoods – or “gentle density” – can help:

  • Give residents more housing choices in the neighbourhoods they want to live in.
  • Support residents as they move through different life stages.
  • Revive neighbourhoods with population decline by bringing more people and homes to areas with parks, schools, community centres and libraries already in place.


The IHCN study is an important part of the City’s Housing Action Plan(External link)(External link) to get more homes built. As the study moves forward, there will opportunities for public feedback to provide input to the project team.


New Housing Options Introduced

Here is an overview of the new housing options that have been studied and introduced so far:

  1. Additional Residential Units: The City’s engagement for ARUs – homes such as triplexes, garden suites, garage conversions and laneways suites is now complete. On October 23, 2023, Mississauga’s Planning and Development Committee approved the recommendations for the City’s new zoning and official plan rules(External link)(External link) to allow up to three residential units on one lot. It also outlines the right lot size for one or two-storey ARUs and gives direction on their size and height. Learn more about ARUs(External link)(External link) including the City’s pre-approved plans for garden suites.
  2. Fourplexes: New zoning and official plan rules to allow residents to build four units(External link)(External link) on low-rise residential lots is now complete. On November 29, 2023, Mississauga’s Planning and Development Committee approved the recommendations for the City’s new zoning and official plan rules to allow up to four residential units on one lot. Learn more about fourplexes(External link)(External link).


Housing Options Under Review

The City is continuing to studying other ways to increase housing choices. These include:

  1. Semi-detached homes and smaller lots: The City is reviewing new simplified single-detached neighbourhood zones(External link). The goal of the Neighbourhood Zoning Review project is to help remove barriers for housing like semi-detached and smaller-sized detached homes and allow more housing types to be built in residential areas that currently allow single-detached homes only. Staff consulted with the public on the project in fall 2024 and brought forward a recommendation report(External link) to Planning and Development Committee on March , 2025. A by-law to implement the proposed changes is tentatively scheduled for Council on April 2nd, 2025. An appeal period will follow any approval. Once passed, changes to the Zoning By-law may impact your Building Permit Application. Please review the proposed zoning by-law amendments(External link) and determine if this will impact your project.
  2. Multiplexes: The City will also be reviewing how to permit multiplexes (more than four units) across Mississauga. As part of the review staff will consider conducting public engagement and consultation with the City’s Housing Panel.
  3. Community Land Trust: One of the options currently being explored is a Community Land Trust, which would bring land out of the market and into a trust. A non-profit organization would manage the land and create affordable housing among other initiatives such as urban agriculture, community spaces, and green spaces.

Study Overview

The Increasing Housing Choices in Neighbourhoods (IHCN) study is a multi-phased project launched in 2021 that is helping to introduce more housing options to Mississauga neighbourhoods. Introducing more housing options in low-rise neighbourhoods – or “gentle density” – can help:

  • Give residents more housing choices in the neighbourhoods they want to live in.
  • Support residents as they move through different life stages.
  • Revive neighbourhoods with population decline by bringing more people and homes to areas with parks, schools, community centres and libraries already in place.


The IHCN study is an important part of the City’s Housing Action Plan(External link)(External link) to get more homes built. As the study moves forward, there will opportunities for public feedback to provide input to the project team.


New Housing Options Introduced

Here is an overview of the new housing options that have been studied and introduced so far:

  1. Additional Residential Units: The City’s engagement for ARUs – homes such as triplexes, garden suites, garage conversions and laneways suites is now complete. On October 23, 2023, Mississauga’s Planning and Development Committee approved the recommendations for the City’s new zoning and official plan rules(External link)(External link) to allow up to three residential units on one lot. It also outlines the right lot size for one or two-storey ARUs and gives direction on their size and height. Learn more about ARUs(External link)(External link) including the City’s pre-approved plans for garden suites.
  2. Fourplexes: New zoning and official plan rules to allow residents to build four units(External link)(External link) on low-rise residential lots is now complete. On November 29, 2023, Mississauga’s Planning and Development Committee approved the recommendations for the City’s new zoning and official plan rules to allow up to four residential units on one lot. Learn more about fourplexes(External link)(External link).


Housing Options Under Review

The City is continuing to studying other ways to increase housing choices. These include:

  1. Semi-detached homes and smaller lots: The City is reviewing new simplified single-detached neighbourhood zones(External link). The goal of the Neighbourhood Zoning Review project is to help remove barriers for housing like semi-detached and smaller-sized detached homes and allow more housing types to be built in residential areas that currently allow single-detached homes only. Staff consulted with the public on the project in fall 2024 and brought forward a recommendation report(External link) to Planning and Development Committee on March , 2025. A by-law to implement the proposed changes is tentatively scheduled for Council on April 2nd, 2025. An appeal period will follow any approval. Once passed, changes to the Zoning By-law may impact your Building Permit Application. Please review the proposed zoning by-law amendments(External link) and determine if this will impact your project.
  2. Multiplexes: The City will also be reviewing how to permit multiplexes (more than four units) across Mississauga. As part of the review staff will consider conducting public engagement and consultation with the City’s Housing Panel.
  3. Community Land Trust: One of the options currently being explored is a Community Land Trust, which would bring land out of the market and into a trust. A non-profit organization would manage the land and create affordable housing among other initiatives such as urban agriculture, community spaces, and green spaces.
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    This section shows some Mississauga residents or “avatars”, each with their own housing story. Their fictional stories were designed to reflect real people with real needs. They were written to show the diversity of housing needs in the city.

    These stories will be adapted as we continue to hear from you and other residents. While each avatar is at a different point of their life, they all ask big questions on how their future housing needs will be met.  

    In this project we’re looking at how different low-rise housing options could fit a variety of needs. We’re asking you to put yourself in the shoes of typical households in Mississauga. This could be a family, retiree, couple, student, renter, owner, or first time homebuyer.

    As you read through this stories, think about the following:

    • How do you relate to the stories? Do they remind you of someone you know?
    • How are their stories different than your own?
    • What housing types and arrangements do you think could work for each of these stories?


    Noor – 64 years old – Owner – Intergenerational family

    My house means a lot to me. It is the first and only home I have known since immigrating to Canada with my husband. I have raised my two sons here and built community here. Now my sons have grown and are thinking about starting their own families.

    We live in a detached house. It is a good size for my husband and two sons now but I am not sure if it will be big enough for everyone as our family grows. My family and community are very important to me. I am looking for housing options that will allow me to keep both.






    Philip – 40 years old – Renter – Saving to buy a home

    I have been a renter for almost 3 years, living in the upper part of a house with my wife and two kids. We would love to purchase a home and live near bike trails as our family loves to bike. But we have been noticing everything seems fairly expensive and we are overwhelmed by the bidding wars.

    Luckily right now the house we live in is big enough for us. We share the backyard with the family living downstairs and take turns on household duties like garbage or gardening. Our kids play together which has been unexpectedly quite nice. For now we are renting as we save for a home and are looking for a way to purchase a home.






    Arthur – 60 years old – Retiree – Gardener – Owner

    My wife and I have lived in the same neighbourhood for almost our entire lives. We got married and started a family here. We held many birthdays and Chinese New Year celebrations in this house.

    I just retired and am thinking about our future living situation as seniors. We heard from friends how expensive senior homes can be, especially on fixed retirement income. My eyesight is not what it used to be, and I am interested in adapting my home to fit my needs. We are not sure where we will live in the future but know it is something to think about.






    Jo – 19 years old – Student – Baker – Renter

    I am entering my second year at the University of Mississauga and am looking for off-campus housing. Last year on campus housing was a great way to meet other students but it’s pricey.

    Also it does not give me enough space for my favourite activity, baking! I love testing new recipes and sharing the best recipes on my blog. What I would really like is a full sized oven that isn’t shared with 20+ students. I hope I can find the space I need with my student budget.






    Ahmed – 24 years old – Recent grad – Renter

    My partner and I are looking for a new space to rent. At the moment we live in a basement apartment but it is feeling a bit crowded. We have a lot of athletic gear like tennis racquets, mountain bikes, and snowboards and we need a place with extra room for our hobby equipment.

    I am excited to find a place that feels like home and is welcoming to the LGBTQ+ community. This home will mark a new chapter in my life with my first professional job and moving to a new home with my partner.






    Kiran – 35 years old – New to Mississauga

    I recently landed my dream job in Mississauga. At first I was a bit hesitant to accept the senior position in app development. It meant moving my husband and young toddler from Vaughan to a new city to settle. But I knew this job was too great to turn down.

    We sold our home in Vaughan and have started to look for a place to buy in Mississauga. We now realize that we are not too familiar with the neighbourhoods in Mississauga. I do not feel like we are quite ready to make such a big purchase and commitment. We need a place to live in now and are looking for options to rent while we explore Mississauga.





    Michal – 39 years old – Owner – Concerned about housing for elderly father

    I love the semi-detached house that I live in with my wife and teenage daughter. I enjoy the neighbourhood restaurants and great high school in the area for my daughter.

    Recently, I have been spending a lot of time visiting my 73 year old father. He lives alone but has been needing more help as he ages. I would like for him to live with me but my father needs his independence. Could my father live closer to me if there were more housing options on our street? Or maybe we could save money to change the layout of our house. Who knows, an additional unit may come in handy one day as my daughter grows older.




Page last updated: 24 Mar 2025, 09:37 AM