Legal Basement Apartments for Rent in Lisgar, Churchill Meadows & Erin Mills, Mississauga (2026 MLS® Guide)
2026 West Mississauga Legal Basement Apartment & Landlord Leasing Hub by Fernando Borges Mora, 5-Star Rated REALTOR® (eXp Realty) — Lisgar (L5N), Churchill Meadows (L5M), Meadowvale & Erin Mills.
Why Lisgar (L5N) & Churchill Meadows (L5M) Are Mississauga's #1 Hub for Legal Basement Apartments
When tenants and families search for a legal basement apartment in Mississauga, over 45% of modern lower-level suites on TRREB MLS® are concentrated in West Mississauga: Lisgar (L5N), Churchill Meadows (L5M), Meadowvale (L5N), and Central Erin Mills (L5M).
Built primarily between 1994 and 2012, the detached and semi-detached houses across Lisgar and Churchill Meadows were constructed with higher poured-concrete basement foundations (typically 8 ft to 9 ft ceiling clearance), wider above-grade egress windows, and exterior side yard setbacks that accommodate dedicated private side entrances and double-wide driveways—making them ideal both for tenants and for investors buying multi-family homes in Mississauga.
Direct Access to Verified West Mississauga Basement, Rental & Buyer Portals:
2026 Legal Basement Rental Price Matrix: Lisgar vs. Churchill Meadows vs. Erin Mills
Based on verified 2026 Toronto Regional Real Estate Board (TRREB) MLS® lease agreements across West Mississauga (Postal Codes L5N & L5M):
| West Mississauga Neighbourhood | 1-Bedroom Legal Basement (Separate Entrance) | 2-Bedroom Legal Basement (Private Laundry + 1 Parking) | Walkout / Ravine Basement Suite | Key Commuter & Local Highlight | Direct MLS® Portal |
|---|---|---|---|---|---|
| Lisgar (L5N) | $1,700 – $1,950 / mo | $2,050 – $2,350 / mo | $2,350 – $2,550 / mo | Lisgar GO Station (Milton Line), Hwy 401/407, Osprey Marsh | View Basements |
| Churchill Meadows (L5M) | $1,750 – $2,000 / mo | $2,100 – $2,450 / mo | $2,400 – $2,650 / mo | Post-2000 high-ceiling layouts, Churchill Meadows Community Centre | View Basements |
| Meadowvale (L5N) | $1,650 – $1,850 / mo | $1,950 – $2,250 / mo | $2,250 – $2,450 / mo | Meadowvale GO Station, Lake Aquitaine, Meadowvale Business Park | View Basements |
| Central Erin Mills (L5M) | $1,800 – $2,050 / mo | $2,150 – $2,500 / mo | $2,450 – $2,750 / mo | Credit Valley Hospital, Erin Mills Town Centre, John Fraser Zone | View Basements |
| Streetsville (L5M) | $1,750 – $1,950 / mo | $2,050 – $2,400 / mo | $2,350 – $2,600 / mo | Streetsville GO Station, Queen Street South Village shops | View Basements |
1. What Makes a Basement Apartment "Legal" in Mississauga (By-law 0114-2016)?
When you book private BrokerBay showings with Fernando Borges Mora, REALTOR® (eXp Realty) (5.0-Star Rated on Google Maps)—at $0 commission cost to you as the tenant—we verify five practical and legal details during your walkthrough:
- Legal ARU Registration & Fire Code Compliance: Under City of Mississauga Second Units By-law 0114-2016 and Ontario Building Code Part 9, a registered legal basement apartment in Mississauga features minimum 1.95 m (6'4¾") ceiling height (1.85 m under beams/ducts in homes >5 years old), 5/8" Type X fire-rated drywall, interconnected photoelectric/strobe smoke and carbon monoxide alarms, an ESA electrical safety certificate, and a compliant bedroom egress window.
- Private Ensuite Laundry vs. Shared Laundry: In Churchill Meadows and Lisgar, suites with dedicated private stacked washer/dryers command a $100 to $150/month premium over shared laundry schedules and avoid household friction.
- Exact Utility Split in Schedule A (
OREA Form 400): Most west-end basement listings require the lower-level tenant to pay 30% of household utilities (Enbridge Gas, Alectra Hydro, and Peel Region Water) when the upstairs family occupies the main and second floors. We ensure the exact percentage and billing documentation requirements are written clearly into your Ontario Standard Lease (Form 2229E). - Driveway Parking Along Tenth Line West: Confirming whether your assigned driveway spot requires tandem car shuffling with the upstairs landlord or sits in a dedicated side-by-side double driveway lane.
- School Catchment Verification for Families: If you are leasing a 2-bedroom basement for your family, we verify your exact street number on the PDSB & DPCDSB School Boundary Locators (including Stephen Lewis SS, Meadowvale SS [IB], Our Lady of Mount Carmel SS, St. Joan of Arc CSS, and John Fraser SS).
2. For Buyers & Investors: Buying Multi-Family Homes With Legal Basements in Mississauga
Are you looking to buy a detached or semi-detached home in Lisgar, Meadowvale, or Churchill Meadows where a legal basement apartment pays $1,850 to $2,500/month toward your mortgage?
- 100% Municipal Permit Fee Rebate: The City of Mississauga refunds 100% of the municipal building permit fee once a new Additional Residential Unit (ARU) passes final inspection.
- Qualify for Our 2026 Buyer Cashback Program: Compare active two-unit properties in our Mississauga Multi-Family Homes & Duplex Investment Guide and press here to check your eligibility for our 2026 Buyer Cashback Plan.
3. For Lisgar & Churchill Meadows Homeowners: Turnkey Landlord Leasing Services
Did you recently finish a legal second unit (ARU) in your Lisgar or Churchill Meadows house—or have a tenant giving 60 days' notice (LTB Form N9)?
- Full Forensic 5-Point Tenant Vetting: We syndicate your basement suite onto TRREB MLS® and Realtor.ca, audit raw Equifax credit reports (700+ target), verify employment directly with HR departments, cross-check OpenRoom / CanLII LTB databases, and draft your OREA Form 400 + Ontario Standard Lease (Form 2229E). Read our complete Citywide Mississauga Landlord & Legal ARU Guide.
Official Verified Data Sources & References
- MLS® West Mississauga Lease Statistics: Toronto Regional Real Estate Board (TRREB)
- Municipal ARU & Second Unit Registry: City of Mississauga — Second Units & ARU By-laws
- Ontario Tenancy Law & Standard Lease: Tribunals Ontario — Landlord and Tenant Board (LTB)