PILLAR 05 · DEAL DISSECTIONS Case Study EP 116

How to Convert a Single Family Home into a Multiplex in Ontario

with Ken Bekendam , Founder , King Homes Inc. / Legal Second Suites

LISTEN ON ▶ YouTube

1h 4min · August 12, 2026 · 2 views

WHAT YOU'LL LEARN

How to navigate Bill 23 'as-of-right' zoning and its limitations.
A detailed case study of a Brantford triplex conversion with real numbers.
Common building code traps that can stall or kill a project.
Financing strategies including HELOCs, private capital, and lender programs.
How to avoid costly underwriting and renovation mistakes.
The importance of legal lot surveys and zoning due diligence.

Show Notes

Timestamps 8

Questions Answered 3

Mentioned In This Episode 1

Discover how to maximize cash flow and property value by converting single-family homes into legal multi-unit assets. Join Dalia Barsoum and real estate expert Ken Bekendam as they dive into the realities of densification in Ontario.

From navigating Bill 23 to dissecting a real-world triplex conversion in Brantford, this episode provides the raw numbers and hard-won lessons needed to succeed in the current market. Learn how to avoid the common zoning and building code mistakes that can turn a profitable project into a financial disaster.

00:00:00 Introduction: The $200K Mistake & Dead in the Water Deals → 00:04:53 Ken's Journey: From Landscape Designer to Full-Time Real Estate Investor → 00:10:08 Making the Leap: From Second Suites to 60-Unit Developments → 00:15:39 Understanding Multiplex Conversions, ADUs & Bill 23 'As-of-Right' Zoning → 00:21:56 Case Study Breakdown: Brantford Single Family to Triplex Conversion → 00:33:47 Real Deal Numbers: Purchase Price, Renovations, Rent Roll & Cash Flow → 00:47:43 How to Finance Conversions (HELOCs, Private Capital & Lender Programs) → 01:00:56 Building Code Traps: Why You Need a Legal Lot Survey →

Does Bill 23 'as-of-right' zoning guarantee approval for a multiplex?

No, while zoning may permit up to three units, you must still comply with other provisions like parking, setbacks, lot coverage, and landscape requirements.

What is a multiplex in the context of Ontario building codes?

A multiplex is generally considered a building with three or more units, whereas a house is defined as having up to two units.

Why is a legal lot survey important for conversions?

Skipping a legal lot survey can lead to building code deadlocks and issues with lot boundaries or setbacks that can destroy a project.

Ken Bekendam's Legal Second Suite Checklist