The information on this page is specific to the Thunder Bay Housing Community Improvement Plan. Visit the Downtown & Core Area Grants page to learn more about the Strategic Core Areas CIP and the grants and funding available through it.

We are accepting applications for the Multi-Unit Residential Grant Program from February 2 until February 27, 2026. Apply online through the Plan, Build and Apply portal. All applications will be evaluated using the 2026 Multi-Unit Residential Grant Evaluation Scorecard.

The Thunder Bay Housing Community Improvement Plan allows the City to distribute Housing Accelerator dollars to successful applicants for eligible projects that build Thunder Bay by adding new residential units. The Multi-Unit Residential Grant is one of the grant streams these dollars can flow through.

About the Multi-Unit Residential Grant

The Multi-Unit Residential grant is intended to encourage the creation of well-constructed, sustainable, and safe projects where two or more self-contained units are built.

  • Grant value

    • 100% of eligible costs up to a maximum of $25,000 per unit above the 70% maximum density of the zone

    • The total maximum value per property is up to $300,000

What does "above 70% maximum density of the zone" mean?

  • Most homes in Thunder Bay are within the Urban Low-Rise Zone, which allows up to 6 units per lot. If your lot can support 6 units, you will be eligible to apply for $25,000 per unit above 4.2 units (70% of 6).
  • If you build 5 units, you would be eligible to apply for funding for 0.8 units (5 units subtracted by 4.2 units), which would be $20,000 (0.8 multiplied by $25,000).
  • Find out the zoning of your project by using the interactive zoning map
  • To learn your maximum density, please contact Planning Services at 625-2216 or planning@thunderbay.ca

Project Eligibility

  • Proposed density must be above 70% of the maximum density of the zone. The units eligible for the grant are only the units created above the 70% density threshold 

  • One of the following costing options must be met:

    • One detailed independent contractor estimate for each component of the proposed eligible work; 

    • Two estimates covering all the components of the eligible work, the lowest of which will be used as a base for the Grant Funding amount; 

    • The building permit construction value, to be confirmed by receipts and paid invoices; or 

    • A detailed materials list, confirmed by receipts and/or paid invoices, for the improvements completed by the property owner 

  • Space and water heating must be electricity-based, or zero emissions, unless the applicant can communicate in writing why they are unable to meet this requirement. Relief of this requirement will be at the discretion of the Community Improvement Plan Implementation Staff. Applicants are encouraged to strive for net-zero or net-zero ready building performance in line with the City of Thunder Bay Net-Zero Strategy.

Eligible Costs

  •  Works related to the Ontario Building Code or Fire Code Compliance
    • Structural
    • Electrical
    • Safe egress
    • Ventilation
    • Fire protection, including associated insulation
    • Similar improvements
  • Permanent finishing materials and decorative elements
    • Construction materials
    • Painting
    • Drywall
    • Trim
    • Permanent light fixtures
    • Flooring
    • Countertops
    • Cabinetry
  • Costs for professional studies, plans, or designs
    • Conceptual Plans
    • Structural Analysis
    • Traffic or parking study
    • Site Plan Drawings
    • Environmental Drawings
    • Architectural studies
    • Engineering Plans
    • Interior Design Plans
    • Market Analysis and/or Feasibility Study
    • Other site-specific studies or plans which may be required or recommended by the City at the time of a pre-application submission meeting or pre-consultation under the Planning Act

Payment

This grant is paid after construction is completed on the project and the building permit has completed the final inspection and is closed per the building permit process.

Planning and Building Permit Fees Grant
The Planning and Building Permit Fees Grant supports development by providing up to $10,000 toward fees paid to the City of Thunder Bay for Planning Applications or Building Permit Fees for eligible projects aligning with the intent of the Housing Community Improvement Plan
 Eligible Costs
 

Examples of costs covered by the grant include:

  • City of Thunder Bay Official Plan and Zoning By-Law Amendments;
  • Minor Variance;
  • Consent to Sever;
  • Plan of Condominium;
  • Plan of Subdivision;
  • Site Plan Control;
  • Development Agreements;
  • Building Permits
Payment
This grant is paid after construction is completed on the project and the building permit has completed the final inspection and is closed per the building permit process.
Relationship to other Grants
The Planning & Building Permit Fees Grant supports the Multi-Unit Residential grant and is available within the Multi-Unit Residential Application.

Grant Eligibility

All grants in the Housing Community Improvement Plan must meet the general eligibility criteria below.

  • All incentive program applications must include completed application forms as well as supporting materials such as detailed work plans, cost estimates and contracts, specifically for projects that do not require a building permit, applicable reports and any additional information and/or reports, studies as required by the City;
  • The lands and buildings subject to an application must be located within the Community Improvement Project Area (CIPA) designated by By-law for this CIP;
  • Only projects that result in the creation of HAF Initiative targeted new residential units will be eligible for HAF funded Financial Incentives;
  • All projects must contribute to achieving one or more community improvement objectives (as identified in Section 3.1.2);
  • Unless otherwise specified, registered and assessed property owners, tenants with written consent of property owners, and agents appointed by the property owner may be eligible for Financial Incentives;
  • The total value of all grants provided to an owner shall in no case exceed the total value of eligible costs associated with the community improvement project;
  • Unless otherwise specified in the Program Specific Eligibility Criteria (Section 5.3), an applicant may be eligible for multiple grants during the term of this CIP;
  • The property owner must have no outstanding property tax arrears or any other outstanding City obligation on the subject property at the time of application or during the term of the grant;
  • Applicants will be required to disclose all other funding sources, including governmental, private, or not-for-profit funding to support the project. These shall be taken into consideration in the review of applications and the value of incentives provided by the City may be reduced, at the sole discretion of the CIP Implementation Staff;
  • The proposed works will conform with all applicable policies, standards, and procedures, including (but not limited to) the Official Plan, Zoning By-law, Urban Design Guidelines, and Site Plan Control, in addition to being subject to a review and the issuance of necessary Planning and development approvals and building permits pursuant to the Ontario Building Code;
  • If a property to be rehabilitated is designated under the Ontario Heritage Act, the improvements shall not compromise the reasons for designation. In such cases, the CIP Grant Application will be circulated to the City’s Heritage Advisory Committee for review and comment;
  • The value of grant associated with each of the Financial Incentive Programs offered within this CIP will be proportional to the number of purpose- built rental dwelling units on a given property;
  • Programs under this CIP are not eligible for projects and/or properties that would inadvertently raise the rent for existing rental units that are currently in the housing stock if programs were undertaken; and
  • Dwelling units developed under this Plan shall not be permitted to be used for short-term accommodation. For clarity, it is not the intent of this CIP to develop or redevelop a residential dwelling unit for the purpose of short-term accommodation.

 

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