Date issued: January 18, 2021

Effective date: January 1, 2021 

Applicability to Social Housing Programs

The City Guideline is applicable to Federal Non-Profit Housing, Section 95.

About City Guidelines

City Guidelines are issued to communicate changes to the City of Toronto’s mandatory policies and procedures that housing providers must follow.

City Guidelines are issued when a Local Rule is established by the City of Toronto, the Rent-Geared-to-Income (RGI) Administration Manual is updated, or other relevant legislative changes or operational requirements must be communicated to housing providers. City Guidelines which impact RGI are incorporated into the RGI Administration Manual.

The City of Toronto is the Service Manager, as defined by the Housing Services Act, 2011 (HSA). The HSA and its regulations set out the rules that housing providers must follow in administering the RGI program along with providing authority for Service Managers to establish Local Rules for certain circumstances.

The City of Toronto has established the RGI Administration Manual as the authoritative document to be used by housing providers for guidance on how to administer the RGI program. The RGI Administration Manual incorporates the City’s interpretation of how the HSA and regulations and Local Rules are to be administered.

Please see for more information


The Helping Tenants and Small Businesses Act, 2020, revises the 2021 rent increase guideline to make it zero percent. This City Guideline updates the Required Rent Increases for 2021 Low End of Market (LEM) Rents (Table 1) to reflect this change and is a replacement of City Guideline 2020-3.

Required Rent Increases for 2021 Low End of Market (LEM) rents are listed in Table 1.  Required Rent Increases are based on:

  • average Canada Mortgage and Housing Corporation (CMHC) market rent increases/decreases by rent district; or
  • the Ontario Rent Control Guideline, where CMHC data was not available.

Where CMHC recorded decreases in rent, the Required Rent Increase is zero.  Where CMHC recorded increases greater than the Rent Control Guideline, the Required Rent Increase is equal to the Rent Control Guideline.


What you should know about Required Rent Increases

  • There are different Required Rent Increases for each of the rent districts in Toronto.
  • Apartments and townhouses each have a separate column in the Required Rent Increase table.
  • For stacked row housing, providers should use the Required Rent Increases for apartments.
Toronto  District Rent District Codes Apartment Average Rent (Row)Townhouse Average Rent
2021 Market Rent Index 2021 Market Rent Index
Table 1 – Required Rent Increases for 2021 Low End of Market (LEM) Rents
Toronto Zone 1 – Former City of Toronto (Central) M1A1 0 % 0 %
Toronto Zone 2 – Former City of Toronto (East) M1A2 -4.3 % 0 %
Toronto Zone 3 – Former City of Toronto (North) M1A3 0 % 0 %
Toronto Zone 4 – Former City of Toronto (West) M1A4 0 % 0 %
Toronto Zone 5 – Etobicoke (South) M1C1 0 % 0 %
Toronto Zone 6 – Etobicoke (Central) M1C2 0 % -0.5 %
Toronto Zone 7 – Etobicoke (North) M1C3 0 % 0 %
Toronto Zone 8 – York M1F 0 % 0 %
Toronto Zone 9 – East York M1B 0 % 0 %
Toronto Zone 10 – Scarborough   (Central) M1E1 0 % 0 %
Toronto Zone 11 – Scarborough   (North) M1E2 0 % 0 %
Toronto Zone 12 – Scarborough (East) M1E3 0 % 0 %
Toronto Zone 13 – North York   (Southeast) M1D1 0 % 0 %
Toronto Zone 14 – North York   (Northeast) M1D2 0 % -2.3 %
Toronto Zone 15 – North York   (Southwest) M1D3 0 % 0 %
Toronto Zone 16 – North York (North Central) M1D5 0 % 0 %
Toronto Zone 17 – North York   (Northwest) M1D4 0 % 0 %


Actions Required

  1. For the 2021 budget year, all Section 95 social housing providers must increase their Low End of Market (LEM) rents by the Required Rent Increase for their rent district.
  2. If Section 95 housing providers would like to increase LEM rents by more or less than the Required Rent Increase for their rent district, they must submit a business case to their Housing Consultant.


If you have any questions, please contact your Housing Consultant.