designing for demand: adapting spaces for different tenant types

Updated Feb 2025 to reflect changes in Ontario Building Code 2024

One of my key responsibilities as a designer is to ensure that each space is designed to meet the specific needs of its users. Different types of spaces require unique considerations—for instance, an upscale single-family home will have different planning requirements than a rental unit. It’s crucial to understand who will use the space in order to effectively address their needs. In this post, I’ll focus on investment properties, where understanding the type of tenant is essential. Most tenants I design for fall into one of three categories:

1. Families

2. Young professionals

3. Students

Designing for Families.

When designing for families, I prioritize creating a larger common area that includes the kitchen, dining, and living room. Bedrooms should be of decent size, with the master bedroom being slightly larger, ideally featuring an en-suite bathroom if space allows. In most cases, the layout will consist of three bedrooms with a shared bathroom. If possible, I also try to include an en-suite for the master bedroom or at least a powder room to add convenience. Below is a preferred layout for a family tenant

Layout for a Family Tenant

Designing for Young Professionals and Students.

For young professionals and students, the design considerations are quite different. These tenants often prioritize larger bedrooms over common spaces, which can be more minimal. Ideally, each bedroom would have its own bathroom, as my clients often find these types of units easier to rent at prime rates, with fewer complaints from tenants. If it’s not feasible to provide individual bathrooms, I aim for a 2-bedroom, 1-bathroom ratio. A layout with 3 bedrooms and 1 bathroom is less favorable but is common in older bungalows. However, I wouldn’t recommend more than 3 bedrooms with one bathroom, as that can be difficult to rent out. Below is a preferred layout for students or young professionals.

Layout for a Student/ Young Professional Tenant

Code Requirements and Personal Design Goals.

While meeting tenant preferences is important, I also focus on ensuring that each space meets the minimum requirements set by Building Code. Below, I’ll break down the minimums required by code and what I typically aim for in my designs for different tenant types.

Room Type	Min Area Required by Ontario Building Code 2024 (OBC)	Family Tenant	Student Rental/ Young Professionals	Exceptions
Living Room	145sf/13.5sm	At least the minimum, ideally larger if space permits	I aim to meet only the minimum requirements	For 1 bedroom unit, area req's is 118sf/11sm
Dining Room	75sf/7sm not combined with other spaces// 35sf/3.25sm combined	I would make sure to include space for a dining table and, ideally, an island or peninsula	I would meet only the minimum requirements, and in most designs, use an island as the primary dining space
Kitchen	45sf/4.2sm	I’d aim to include a full-sized kitchen, as it’s likely to be frequently used	It doesn’t need to be too large, just the essentials, since it might not be used often	For 1 bedroom unit, area req's is 118sf/11sm
Bedrooms	75sf/7sm with no closet and 65sf/6sm with closet. 45sf/ 4.2sm in combination with other spaces	The master bedroom should be at least 100 sq. ft., while the others can be smaller, but I try to keep them at least 9 feet in each direction. Ideally, each bedroom would be 100 sq. ft. to appeal to a wider range of tenants.	Each bedroom should be at least 100 sq. ft. I aim to keep them square or rectangular and ensure they can accommodate a bed and a desk	At least 1 bedroom has to be 105sf/9.8sm with no closet and 95sf/8.8sm with closet
Bathrooms	No minimum requirement, must be big enough to accommodate toilet, sink and either shower or bathtub	I ensure at least one bathroom includes a bathtub. Shared bathrooms are a minimum of 5x8 ft, while en-suites can be smaller	If all bathrooms are en-suite, they can be smaller with showers. For shared bathrooms, I aim for a standard size of 5x8 ft

Where living, dining, bedroom and kitchen spaces are combined in a dwelling unit that contains sleeping accommodation for not more than two persons, the area of the combined spaces shall be not less than 13.5 m.

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In closing, while it’s key to meet Building Code requirements, I also ensure that each space meets tenant preferences. By understanding the minimum requirements and knowing what works for different tenant types, I aim to strike the right balance between functionality and comfort. If you have any questions or need help designing a unit that works for you, feel free to reach out. I’d be happy to help you figure out the best way to meet code while still creating a space that fits your needs.