Ontario Municipal Property Guide
Richmond Hill Property Guide
Property taxes, zoning, building permits, renovations, additional residential units, heritage properties and local rules for homeowners and buyers in Richmond Hill, Ontario.
Last reviewed: September 6, 2026. Richmond Hill’s zoning framework is currently affected by Ontario Land Tribunal appeals and ongoing amendments. Municipal rules, permit requirements and tax information can change. Confirm property-specific requirements with the City of Richmond Hill and other applicable authorities before relying on them for a purchase, renovation or development decision.
Owning Property in Richmond Hill
Richmond Hill contains a mix of established neighbourhoods, newer subdivisions, townhouses, condominiums, rural properties and environmentally sensitive lands associated with the Oak Ridges Moraine.
Property rules can differ substantially depending on zoning, servicing, environmental constraints, heritage status and the specific part of the city. Buyers and homeowners should investigate the individual property rather than relying only on neighbourhood-level information.
Property Taxes
Understand MPAC assessments and City, York Region and education tax components.
Zoning
Check whether Comprehensive Zoning By-law 93-25 applies and whether the property is affected by an appeal.
Up to Four Units
Qualifying residential lots can support multiple additional residential units subject to zoning, servicing and building requirements.
Property Taxes in Richmond Hill
Richmond Hill property taxes are calculated using the property’s MPAC-assessed value and the applicable tax rates. The City collects taxes that fund City services, York Region services and education.
2026 Assessment Base
Ontario’s province-wide reassessment remains postponed. For 2026, property assessments generally continue to use January 1, 2016 current values as the valuation base, subject to changes MPAC may make to a particular property.
2026 Tax Billing Schedule
Richmond Hill issues two main residential property tax bills each year.
- Interim tax bill: mailed in January, with regular instalments due in March and May.
- Final residential tax bill: mailed in June.
2026 final residential instalments:
- August 4, 2026
- October 1, 2026
Pre-authorized payment plans can use different withdrawal schedules. Always follow the dates shown on the actual tax bill or payment-plan documentation for the property.
Zoning in Richmond Hill
Zoning regulates how land and buildings can be used and developed. It can control permitted uses, building height, setbacks, density, parking, lot dimensions and other development standards.
Comprehensive Zoning By-law 93-25
Richmond Hill Council passed Comprehensive Zoning By-law 93-25 on September 24, 2025. The by-law was appealed to the Ontario Land Tribunal.
On July 2, 2026, the Ontario Land Tribunal issued a decision granting partial approval to the by-law. The City has since published an August 31, 2026 office consolidation reflecting the approved portions and subsequent revisions.
Specific lands remain under appeal. If a property is excluded from By-law 93-25, it remains regulated by other applicable zoning by-laws.
Before Buying or Renovating, Check:
- Current zoning designation
- Whether By-law 93-25 applies to the property
- Whether the lands are subject to an active appeal
- Any older zoning by-law that remains applicable
- Permitted residential uses
- Maximum building height
- Minimum yard setbacks
- Density and lot coverage
- Parking requirements
- Additional residential unit permissions
- Environmental overlays
- Oak Ridges Moraine restrictions
The City’s interactive Comprehensive Zoning By-law mapping application is useful for preliminary research, but it is not a substitute for formal zoning confirmation.
Additional Residential Units in Richmond Hill
Additional residential units, or ARUs, are self-contained dwelling units located within a main residence or in a separate residential accessory building on the same property.
They can include basement apartments, secondary suites, in-law suites, garden suites, garage suites and similar housing forms.
Up to Four Dwelling Units on a Qualifying Lot
Richmond Hill’s By-law 143-24 permits a maximum of three additional residential units in addition to the primary dwelling, provided the total number of dwelling units on the lot does not exceed four.
No more than two ARUs may be located in an accessory residential building, subject to the applicable development standards.
Where ARUs Can Be Located
ARUs can potentially be located within a main residential building such as a detached house, semi-detached house or qualifying townhouse, and/or in a separate accessory residential building such as a structure above a detached garage.
Municipal Servicing
The lot or parcel must be separately serviced by municipal sewage works and a municipal drinking-water system for the City’s current ARU permissions to apply.
Building Permit Required
A building permit is required to create an ARU. Ontario Building Code, zoning, servicing, mechanical, fire-safety and other applicable-law requirements can affect the project.
Pre-Approved Detached ARU Plans
Richmond Hill provides a pre-approved detached ARU model intended to help streamline the building-permit process for qualifying properties.
The City’s current pre-approved model is approximately 6.64 metres by 5.47 metres. Using the plan does not mean the unit is automatically approved for every property.
A site-specific site plan is still required showing matters such as:
- Property dimensions
- Existing buildings
- Proposed ARU location
- Setbacks from property lines
- Other site-specific conditions
The pre-approved design can reduce some design work, but zoning, servicing and site-specific permit review still apply.
Building Permits & Renovations
Building permits are required for many construction and renovation projects in Richmond Hill. Even where a permit is not required, the work must still comply with applicable zoning regulations.
Projects That Commonly Require a Permit
- Home additions
- Structural alterations
- Finishing certain basements
- Additional residential units
- Decks and sunrooms
- Fireplaces and wood-burning stoves
- Plumbing alterations
- HVAC alterations
- Garages and larger accessory structures
- Demolition
Work That May Not Require a Permit
- Painting and decorating
- Installing kitchen or bathroom cupboards
- Landscaping
- Most roof shingle replacement
- Eavestroughing
- Damp-proofing a basement
- Minor masonry repairs
The City’s general permit FAQ also identifies certain small detached accessory buildings without plumbing as permit-exempt, although Ontario Building Code changes have affected shed thresholds over time. Check the current requirement with the Building Division before construction.
Buying a Home With a Basement Apartment?
An existing basement apartment or additional dwelling unit should not be assumed to be legal simply because it is occupied or has existed for many years.
When evaluating an existing unit, consider confirming:
- Whether building permits were obtained
- Whether required inspections were completed
- Whether zoning permits the current configuration
- Whether plumbing and mechanical work was approved
- Whether fire and life-safety requirements were satisfied
- Whether the unit complies with current or applicable historical standards
If rental income is important to the purchase, confirm the status of the unit before relying on the projected income.
Oak Ridges Moraine & Environmental Constraints
Parts of Richmond Hill are located within the Oak Ridges Moraine and other environmentally sensitive areas. Properties in these locations can be subject to additional planning, development and site-alteration requirements.
For some residential properties within the Oak Ridges Moraine, a Site Alteration Permit application can require an Oak Ridges Moraine pre-consultation meeting and additional technical studies.
- Natural heritage evaluations
- Oak Ridges Moraine conformity review
- Tree inventories and arborist reports
- Conservation authority requirements
- Archaeological assessments
- Environmental studies
- Grading and site servicing review
A large lot does not automatically mean additional development is permitted. Environmental and planning overlays should be reviewed before buying with a particular addition, ARU or redevelopment project in mind.
Heritage Properties in Richmond Hill
Richmond Hill contains individually designated heritage properties and the Gormley Heritage Conservation District.
If a property is designated under the Ontario Heritage Act, alterations that could affect identified heritage attributes can require written municipal approval through the Heritage Permit process before work begins.
Heritage status can affect renovations, additions, exterior material changes, demolition and other work. Properties adjacent to heritage resources can also face additional study requirements in some development applications.
Buying a Property in Richmond Hill?
If renovations, rental income or future development potential are part of the purchase decision, property-specific research is particularly important.
- Review the current property tax bill.
- Confirm the MPAC assessment.
- Check whether Comprehensive Zoning By-law 93-25 applies.
- Check for active zoning appeals.
- Investigate permits for major alterations.
- Confirm the status of existing basement apartments or ARUs.
- Review Oak Ridges Moraine and environmental constraints.
- Check heritage status where applicable.
- Estimate land transfer tax and closing costs before finalizing your budget.
Official Richmond Hill Property Resources
- City of Richmond Hill — Property Taxes
- City of Richmond Hill — Tax Dates & Deadlines
- City of Richmond Hill — Comprehensive Zoning By-law
- City of Richmond Hill — Building Permits
- City of Richmond Hill — Additional Residential Units
- City of Richmond Hill — Site Alteration Permits
- City of Richmond Hill — Cultural Heritage Planning
- MPAC — Property Assessment
Frequently Asked Questions
How are property taxes calculated in Richmond Hill?
Property taxes are generally calculated by applying the applicable City, York Region and education tax rates to the property’s MPAC-assessed value.
What zoning by-law applies in Richmond Hill?
Comprehensive Zoning By-law 93-25 has received partial approval from the Ontario Land Tribunal, but specific areas remain under appeal. Properties excluded from the new by-law remain subject to other applicable zoning by-laws.
How many residential units can I have on a property?
Richmond Hill’s current ARU framework can permit up to three additional residential units in addition to the primary dwelling, for a maximum of four dwelling units on a qualifying lot. Property-specific zoning, municipal servicing and building requirements apply.
Can I build a detached garden suite?
A detached additional residential unit can be permitted on qualifying properties. Richmond Hill also offers a pre-approved detached ARU model, although site-specific zoning, servicing and building-permit review are still required.
Can I have a basement apartment?
An ARU can be located within a qualifying principal dwelling. A building permit and compliance with zoning, the Ontario Building Code and other applicable law are required.
Does the Oak Ridges Moraine affect development?
Potentially. Properties within the Oak Ridges Moraine can be subject to additional environmental, planning and site-alteration requirements and may require technical studies before development can proceed.
Can heritage status affect renovations?
Yes. Work that affects the heritage attributes of a designated property can require a Heritage Permit and municipal approval before construction begins.
Continue Your Ontario Property Research
Questions About Buying or Selling in Richmond Hill?
If you are considering a real estate purchase or sale and want to discuss the property, market or transaction process, you can contact a REALTOR®.
Disclaimer: Ontario Home Intel provides general educational information only. Information on this page is not intended as real estate, legal, financial, tax, lending, appraisal, inspection, engineering, planning or other professional advice. Municipal requirements, zoning, permit rules, taxes and policies can change and can differ according to the individual property. Verify information with the City of Richmond Hill, York Region, MPAC and other applicable authorities before making a decision. Using this website or making an inquiry does not create a real estate representation relationship.