Published 18 October 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
In Toronto, the clearest live/work lofts are i-Zone Lofts (1159–1173 Dundas St E and 326 Carlaw Ave, Leslieville), Artscape Triangle Lofts (38 Abell St) and ground-floor units at 20 Stewart St and 955 Queen St W; in Mississauga, live/work townhouses sit along Lakeshore Road in Port Credit and Lakeview. Neither city’s main zoning by-law has a general live/work category. Toronto’s By-law 569-2013 relies on home occupation rules, and Mississauga’s By-law 0225-2007 allows live/work only in specific zone exceptions, so check the by-law and condo declaration for each unit.
Looking for a home you can run a business from? Tell me what you need and I will send live/work units as they come up.
What is a live/work unit in Toronto, legally?
Here is the part most listings skip. Toronto’s city-wide Zoning By-law 569-2013 does not define a “live-work unit” at all. I searched all four volumes of the current office consolidation (updated with city-wide amendments to April 30, 2026) and the term does not appear. What the by-law does define is a home occupation: “a business use within a dwelling unit, living accommodation or ancillary building or structure, where the dwelling unit or living accommodation is the principal residence of the business operator” (Chapter 800.50, definition 345).
The phrase “live-work unit” lives in site-specific by-laws and Official Plan amendments written for particular buildings. The wording changes from site to site, which is exactly why you have to read the one that applies to your building:
- Liberty Village, 2005. By-law 599-2005 (Official Plan Amendment 349 for the Inglis Lands) defines a live-work unit as “a dwelling unit that is also used for work purposes provided the resident or residents of such accommodation work in the dwelling unit, and the dwelling unit may also be used for work purposes by any number of other persons.”
- 34 Noble Street, 1999. The draft by-laws for 17 live-work units limited the work to residents only, and only to “office, custom workshop or studio.”
- 1101 Dupont Street, 1998. The amendment for 37 live-work units plus 4 row houses allowed office, custom workshop, studio, personal grooming and tailoring, and a retail store only for units with direct grade access to Dupont Street.
So two Toronto “live/work lofts” can carry very different rights. I cover the general home occupation rules in more depth in my Etobicoke live/work zoning guide, so here I will stay focused on the buildings.
What can you do in a Toronto unit without a live/work by-law?
If your building has no site-specific live/work permission, you fall back on the home occupation rules in Section 150.5 of By-law 569-2013, as amended by By-law 1508-2025. As at October 2026, the key limits are:
| Rule | Toronto home occupation (s. 150.5) |
|---|---|
| Who | The unit must be the operator’s principal residence |
| Staff | Two employees working in the unit, plus the operator (one employee for regulated health professionals in the Residential Zone Category) |
| Floor area | The lesser of 25% of the unit’s interior floor area or 100 m² |
| Clients on site | Allowed for an education use, artist studio, office, service shop or custom workshop |
| Not allowed | Selling or renting physical goods from the unit, kennels, vehicle repair or washing, manufacturing, operating as a warehouse |
| Outside | No outdoor activity, display or open storage, and no exterior alteration to the building |
| Health offices in apartments | In the Residential Zone Category, the unit must be on the first floor or in the basement |
A true live/work unit is useful precisely because it can go past these limits: a storefront, a separate street door, more of the floor area given to work, or retail.
How does Mississauga treat live/work units?
Mississauga is more explicit, but only site by site. Zoning By-law 0225-2007 has no city-wide live/work definition in its Part 1 definitions. I searched every part of the by-law posted on the City’s site, and “live/work unit” shows up only inside individual commercial zone exceptions, each with its own definition and cap:
| Exception | Zoning map / area | What it permits | How it defines live/work |
|---|---|---|---|
| C4-61 (s. 6.2.5.61) | Map 07, Lakeshore Road East, Port Credit | Live/work units only, maximum 15; work space 35 to 94 m² per unit on the first storey and basement, front entrance facing Lakeshore Road East | A townhouse unit used partly as a home and partly for an office, restricted medical office, retail store, service or repair establishment |
| C4-56 (s. 6.2.5.56) | Map 05, Lakeshore Road East, Lakeview | Up to 47 stacked townhouse units, of which up to 5 may be live/work, on the first storey facing Lakeshore Road East; work space up to 40 m² | A stacked townhouse unit used partly as a home and partly for an office, service establishment or retail store |
| C4-29 (s. 6.2.5.29) | Map 06 | Up to 6 live/work units on the first storey (6 sky-light apartments above); each must hold one office or one personal service use, up to 26 m² | A dwelling unit used partly as a home and partly for offices or personal service establishments |
| C3-2 (s. 6.2.4.2) | Map 12 | Up to 42 live/work units on part of the second floor, 6,140 m² maximum | A dwelling unit with no more than one bedroom, with the work area separated from the sleeping area by a permanent wall; the business operator must live there |
| C4-78 (s. 6.2.5.78) | Map 01 | Live/work units among other added uses | A townhouse used partly as a home and partly for an office, retail store, service establishment, custom workshop or repair establishment |
Outside those exceptions, you are working under Mississauga’s home occupation and home office rules. A home occupation (s. 4.1.16) is allowed only in a detached house, limited to tutoring, music instruction, artist or artisan, or office, up to 25% of the floor area to a maximum of 50 m², with no non-resident staff and no more than two clients at a time. A home office (s. 2.1.9.12) is allowed in many zones, including apartments and townhouses, but is capped at 15 m², with no non-resident staff and no clients coming to the unit. That is a much tighter box than Toronto’s.
Which Toronto buildings have live/work lofts or units?
These are the buildings where I could confirm live/work units from a listing, a building directory or the operator itself, as at October 2026. “Confirmed by” tells you what kind of source it was. A listing is a starting point, not proof of zoning.
| Building | Address / area | Unit type | Confirmed by |
|---|---|---|---|
| i-Zone Lofts | 1159–1173 Dundas St E and 326 Carlaw Ave, Leslieville | Hard loft conversion, 4 storeys, 101 units, converted in 2001 | Building records describe it as converted to live/work lofts in 2001; 2026 listings of live/work lofts at both addresses |
| Twenty Stewart Lofts | 20 Stewart St, King West | Soft loft, 9 storeys, 59 units (2008); ground-floor unit with its own front door on Stewart St | 2026 listing marketed as live-work |
| Chocolate Factory Lofts | 955 Queen St W, Trinity-Bellwoods | Hard loft, 6 storeys, 144 units (2005); a few ground-floor lofts with private entrances off Massey St | 2026 listing of a 1,089 sq ft ground-floor live/work loft |
| Artscape Triangle Lofts | 38 Abell St, Queen West Triangle | 68 live/work condo units for artists and arts professionals, opened 2011 | Artscape, the operator |
| Artscape Wychwood Barns | 601 Christie St, Wychwood | 26 artist live/work studios (rental, affordable) | Artscape, the operator |
| West Harbour City | 628 Fleet St, Fort York | Street-front condo unit facing Fleet St | 2026 listing: “live/work street front condominium,” “dual-zoned” |
| 40 Fort York Blvd | CityPlace | Two-level commercial condominium, about 1,733 sq ft, street exposure | 2026 listing: live/work, existing hair salon operating |
| 112 Fort York Blvd | CityPlace | Ground-floor condo townhome with storefront, 12 ft ceilings | 2026 listing marketed as live-work |
| 58 Queens Wharf Rd | CityPlace / Fort York | 3+1 bedroom condo townhome | 2026 listing marketed as live/work |
| 55 Stewart St (550 Wellington / hotel building) | King West | Main-floor townhome suites with street access | 2026 listings: a live/work townhome and a corner suite formerly used by a tailor |
| 75 St Nicholas St | Bay Street Corridor, near Yonge and Bloor | Two-storey ground-floor commercial condo, about 760 sq ft | 2026 listing marketed as live/work |
| 1 Roof Garden Lane | Bloorcourt | Warehouse converted to a live-work loft | 2026 listing |
| 17 Paton Rd | Dovercourt-Wallace Emerson-Junction | Circa 1927 brick-and-beam industrial building, historically occupied as live/work units | 2026 listing of the whole building |
What about Liberty Village live/work lofts?
Liberty Village is the area buyers ask me about most, and the honest answer is that the live/work permission is written into planning documents more clearly than it shows up in today’s listings. By-law 599-2005 permits live-work units at 65, 75 and 85 East Liberty Street and at 80 and 90 Lynn Williams Street, and it lets retail and service uses tied to those live-work units operate throughout those buildings. It also required a warning clause in first purchase agreements and leases about the noise, odours and activity that come with live-work, and noise and vibration studies because of the rail corridor.
Liberty Lakeview Towers at 65 East Liberty Street (built 2013) sits on one of those addresses. That does not make every suite there a live/work unit; the site-specific by-law and the condo declaration decide that for each unit.
Leslieville and Carlaw: the strongest live/work stock
If you want a loft that was actually built as live/work, Leslieville’s Carlaw corridor is where I start. i-Zone at 1159–1173 Dundas St E and 326 Carlaw Ave is the clearest example in the city: a former Coca-Cola plant and knitting mill converted to live/work lofts in 2001, with lofts from about 500 to 4,000 sq ft and ceilings up to 30 ft. Two live/work lofts there were listed this month: a 1,750+ sq ft three-storey loft at 326 Carlaw and a hard loft at 1173 Dundas St E.
Other Carlaw hard lofts (Garment Factory at 233, Printing Factory at 201, Wrigley at 245) are not on my list because I found no source calling them live/work.
Junction, Corktown and the Distillery: what I could not confirm
The Junction-area listing at 17 Paton Rd describes a freehold industrial building “historically been occupied as live/work residential units,” not a condo suite. I could not confirm any Corktown or Distillery District condo with registered live/work units, so neither is in my table. Treat a “live/work” claim there as something to check.
Which Mississauga properties have live/work units?
Mississauga’s live/work stock is mostly ground-floor townhouses along Lakeshore Road, plus older main-street buildings. These are the ones I could confirm, as at October 2026:
| Property | Area | Unit type | Confirmed by |
|---|---|---|---|
| 560 Rapids Lane | Lakeview | Corner live/work townhome, 2,032 sq ft main home plus a separate commercial unit | 2026 listing |
| 885 Lakeshore Rd E (boutique low-rise) | Lakeview | Ground-level condo unit described as zoned for both commercial and residential use | 2026 listing |
| Live/work townhouse block (exception C4-61) | Lakeshore Rd E, Port Credit | Up to 15 live/work townhouses with shopfronts on Lakeshore Rd E | Zoning By-law 0225-2007 |
| Stacked townhouse site (exception C4-56) | Lakeshore Rd E, Lakeview | Up to 5 live/work units on the ground floor facing Lakeshore Rd E | Zoning By-law 0225-2007 |
| 317 Queen St S | Streetsville | House with a commercial unit, corner of Queen St S and Church St | 2026 listing |
| 1136 Lorne Park Rd | Lorne Park | Freestanding commercial/live work building, about 2,300 sq ft | 2026 listing |
I did not find a source confirming live/work townhomes in Mississauga City Centre, so I have left that area out. For the waterfront condo picture, see my guide to buying a condo in Port Credit.
What does the Ontario Building Code say?
Zoning is one test; the building code is another. Under the 2024 Ontario Building Code, as quoted by the Ontario Building Officials Association’s support service, a live/work unit is “a dwelling unit having an area of not more than 200 m2 that contains a subsidiary business and personal services occupancy or a subsidiary low hazard industrial occupancy” and “which is used and operated by one or more persons of a single household.” The same guidance says live/work units “were never intended to be used by the public or employees.” If you plan on staff or walk-in customers, the zoning may allow it while the building was not built for it.
My take
Most of what is marketed as “live/work” in Toronto is really a ground-floor condo townhouse with its own door to the street. That can be a great setup for a studio, a consultancy or a small service business. But the price premium only makes sense if the paperwork backs it up. When I help buyers here, the first thing we pull is the zoning and the declaration, before we talk price.
How do mortgages and insurance work on a live/work unit?
Lenders and insurers care how the unit is used. Tell both about the business before you firm up.
- Mortgage. If the unit is mainly your home with a work area, it may finance much like a regular condo. If it is a commercial condo, or the work side is substantial, the lender may treat it as commercial and ask for a larger down payment. Get the specific unit approved. If you are self-employed, my guide to self-employed mortgages in Ontario covers income proof.
- Insurance. A standard condo unit-owner policy may limit or exclude business use, business property and liability for clients who visit. Ask for a home-business endorsement or a separate commercial policy, and check what the corporation’s master policy covers. My condo insurance guide explains deductibles and the standard unit.
HST, business licences and condo rules
HST. The sale of a used home is usually exempt from HST. A unit used mainly for business, or a commercial condo, may not be. If you bought or used part of the unit for commercial activity, get advice from an accountant before you sell. On the income tax side, the Canada Revenue Agency lets you deduct business-use-of-home expenses only if the space is your principal place of business, or you use it only for business and regularly meet clients there. The claim is pro-rated by area and cannot create a business loss.
Business licence. Toronto licenses specific business types rather than home businesses in general. Personal service settings, eating establishments and several others need a licence wherever they operate. Check the City’s licence directory for your type of business. In Mississauga, check the zoning exception first; a licence will not cure a use the zoning does not permit.
Condo rules. The condominium declaration, by-laws and rules can be stricter than zoning. Many declarations say units are for “single-family residential use.” Some live/work buildings carve out specific units for commercial use. Read the status certificate and declaration for client visits, signs, deliveries, hours and whether commercial units pay a different share of the common expenses. My checklist for what to look for in a status certificate applies here too.
Watch out
“Dual-zoned,” “live/work potential” and “perfect for a home business” are marketing phrases, not zoning approvals. Before you firm up an offer, confirm three things in writing: the zoning that applies to the property (including any site-specific by-law), what the condo declaration allows for that specific unit, and that your lender and insurer have approved the use you plan. If you need a sign, client parking or staff, ask about each one by name.
How do I check a live/work unit before I buy?
- Find the zoning. In Toronto, look up the property on the City’s interactive zoning map and check for site-specific exceptions and older by-laws. In Mississauga, find the zone and exception number on the zoning maps, then read the exception in Part 6.
- Read the definition that applies. As shown above, a live-work unit in one by-law can mean residents only; in another, any number of workers.
- Get the condo documents. Order the status certificate and read the declaration for permitted use, signs and client access.
- Line up financing and insurance on the actual unit, not a generic pre-approval.
Condo Valuation
What’s your condo
worth today?
Three quick steps. Condos don’t price like houses — your floor, your view, and whether you own parking move the number more than anything else. This weighs all of them.
Reading recent condo sales…
Estimated market value
—
$0–$0
Most likely $0 · about $0 per square foot
What moved the number
Starting from what comparable units in your area sell for, here’s what your specifics added or subtracted.
Market context
—
—
Two units, same floor plan,
$90,000 apart.
That happens constantly in condos — one has the parking, the right exposure, or a board that keeps the reserve fund healthy. A model can’t see your status certificate. I can.
Send me live/work units in Toronto or Mississauga
Tell me the business, the area and your budget, and I will send units whose zoning and condo rules fit.
I will come back to you personally, usually the same day. If it is urgent, call 833-330-1925.
Frequently asked questions
Does Toronto’s zoning by-law define a live/work unit?
No. City-wide Zoning By-law 569-2013 has no live-work unit definition. The term comes from site-specific by-laws written for particular buildings, such as By-law 599-2005 for parts of Liberty Village. Everywhere else, the home occupation rules in Section 150.5 apply.
Which Toronto loft building is best known for live/work units?
i-Zone Lofts at 1159–1173 Dundas St E and 326 Carlaw Ave in Leslieville. It is a former Coca-Cola plant and knitting mill converted to live/work lofts in 2001, with 101 units over four storeys. Live/work lofts were listed there at both addresses in October 2026.
Are there live/work units in Liberty Village?
By-law 599-2005 permits live-work units at 65, 75 and 85 East Liberty Street and at 80 and 90 Lynn Williams Street. That does not make every suite at those addresses a live/work unit. Check the site-specific zoning and the condo declaration for the exact unit.
Where are live/work units in Mississauga?
Mostly along Lakeshore Road. Zoning By-law 0225-2007 exception C4-61 allows up to 15 live/work townhouses on Lakeshore Rd E in Port Credit, and C4-56 allows up to 5 ground-floor live/work units in a Lakeview stacked townhouse site. A few other exceptions allow small numbers elsewhere.
Can I run a business from a regular Mississauga condo?
Only in a limited way. Mississauga’s home office rule allows up to 15 m² of office in an apartment or townhouse, with no non-resident staff and no clients visiting. A broader home occupation is allowed only in a detached house.
Will a bank give me a regular mortgage on a live/work loft?
Often, if the unit is mainly a home with a work area. If it is registered as a commercial condo or the business use is substantial, lenders may treat it as commercial and ask for more down. Get the specific unit approved before you firm up.
Do I pay HST when I sell a live/work unit?
The sale of a used home is usually HST-exempt, but a unit used mainly for business, or a commercial condo unit, may not be. Get an accountant’s view before you list. See my guide to HST when selling a home in Ontario.
Sources
- City of Toronto — Zoning By-law 569-2013 (office consolidation, Parts 1 to 4) — No live-work unit definition city-wide; home occupation definition (800.50) and Section 150.5 rules as amended by By-law 1508-2025
- City of Toronto — By-law 599-2005 (Official Plan Amendment 349, Inglis Lands) — Live-work definition and permission at 65, 75, 85 East Liberty St and 80, 90 Lynn Williams St
- City of Toronto — Council report, 34 Noble Street live/work units (1999) — Site-specific live-work definition limited to residents and office, custom workshop or studio
- City of Toronto — Council report, 1101 Dupont Street live-work units (1998) — Site-specific live-work definition including retail for Dupont-facing units
- City of Mississauga — Zoning By-law 0225-2007 — Live/work exceptions C3-2, C4-29, C4-56, C4-61, C4-78; home occupation s. 4.1.16 and home office s. 2.1.9.12
- TorontoLOFTS.ca — i-Zone Lofts — i-Zone converted to live/work lofts in 2001; 101 units, 4 storeys
- Artscape — Artscape Triangle Lofts — 68 live/work units at 38 Abell St, opened 2011
- Artscape — Artscape Wychwood Barns — 26 artist live/work studios at 601 Christie St
- KeyHomes — Live Work Toronto listings — October 2026 listings describing live/work units at 20 Stewart St, 955 Queen St W, 628 Fleet St, Fort York Blvd and others
- KeyHomes — Live Work Mississauga listings — October 2026 listings at 560 Rapids Lane, 885 Lakeshore Rd E, 317 Queen St S, 1136 Lorne Park Rd
Related reading
- What no one tells you about Liberty Village
- What no one tells you about Leslieville
- What no one tells you about Port Credit
- Self-employed mortgages in Ontario (2026)
- What to look for in a condo status certificate
About the author — Jatin Dua, Toronto and GTA real estate broker
I am Jatin Dua, Broker of Record and co-founder of RE/MAX Quantum Realty Inc., Brokerage, Unit 101, 799 The Queensway, Toronto. I work with buyers, sellers, investors and business owners across Toronto and the GTA. Four-plus years of active GTA transactions, over $100 million in sales volume and 100+ families helped sell. Every rule and fact here is linked to a source below, so you can check it without asking me.
Reach me at [email protected] or 833-330-1925, or book a call.