Street view with modern missing middle Home 05 building, trees with autumn foliage, parked cars, and wet pavement in the evening.

Design-led Missing Middle Housing

A Better Way to Live in the City

Instrument for Living creates housing that prioritizes how people actually live. Calm spaces, thoughtful proportions, and lasting materials come together to support daily life.

Each building is designed with care and built with precision. Architecture, construction, and long-term ownership are integrated into a single approach.

The result is housing that feels considered, stable, and enduring. It works for the people who live in it and for those who invest in it.

About

Cozy living room with large windows, mass timber exposed ceiling, a red sectional sofa, a round green coffee table, modern chairs, and autumn trees outside.

Light-filled spaces, natural materials, quiet, well-proportioned interiors for everyday living.

A modern, multi-story residential building with a terracotta colored shingles and concrete exterior, featuring large windows and balconies, illuminated with warm interior lighting, surrounded by trees and a landscaped garden with outdoor seating.

Located within established Toronto communities, Close to transit, shops, and daily essentials

A man with a bag walking up an outdoor single egress staircase at sunset, with modern architectural elements and autumn trees in the background.

A repeatable, well-executed model that supports long-term performance and stability

HOME 05

A five-unit building designed for modern urban living.

If it is not good enough to live in, it is not good enough to invest in.

We design, build, and hold our buildings with the same standard. The goal is simple. Create places people are proud to live in and confident to stand behind.

A woman sitting on a window seat in a bedroom, reading a book. The room has a wooden mass timber ceiling, beige curtains, and a window with an autumn landscape outside. There are potted plants on a stand beside her bed.
Living in Home 05
A modern, missing middle terracotta colored residential building with large windows, surrounded by trees with autumn leaves, and a street scene with two people talking and a parked gold-colored Audi car.
Home 05 Concept

Frequently Asked Questions

The Concept

  • Missing middle housing refers to small-scale multi-unit buildings that fit within existing neighbourhoods. This includes duplexes, triplexes, and small apartment buildings.

    These housing types provide more options between single-family homes and large developments, helping cities grow in a more balanced way.

  • Gentle density increases the number of homes in a neighbourhood without changing its character.

    It works within the existing scale of the city by adding well-designed multi-unit buildings that integrate naturally with their surroundings.

  • We combine design, construction, and long-term ownership into a single approach.

    Our buildings are not one-off projects. They are repeatable systems designed for quality, durability, and consistency. This allows us to create better living environments while maintaining long-term performance.

  • Owning is not the only path to stability or quality of life. Well-designed rental housing can provide flexibility, comfort, and long-term value without the constraints of ownership.

  • We are currently developing our first projects.

    Availability timelines will be shared as each building progresses.

The Product

  • Consistency is intentional.

    By repeating a well-designed system, we improve quality, reduce risk, and refine every detail over time. Each building is adapted to its site, but the underlying logic remains the same.

  • Home05 refers to the five-unit building at the core of our model.

    It is part of a broader system of repeatable housing types. The naming allows the model to expand into smaller or larger buildings over time, while maintaining a consistent logic and identity

  • We design to Passive House performance principles without pursuing formal certification.

    This allows us to achieve high levels of energy efficiency, comfort, and durability while maintaining flexibility and controlling costs.

  • Our buildings are fully electric and built with high levels of insulation to reduce energy use and support lower, more predictable utility costs.

    Fresh air systems and cross ventilation improve comfort and indoor air quality.

    As long-term owners and operators, we monitor performance over time and use that data to improve future buildings. As we grow, we will share real energy data to help residents understand expected operating costs.

    This approach prioritizes performance in real use, not just in design.

Living Here

  • Our buildings are located in established Toronto neighbourhoods, close to transit, shops, and daily amenities.

    We focus on areas that permit the construction of 6-plex in Toronto.

  • Units are typically offered unfurnished to allow residents to personalize their space.

    Furnished options may be considered in select cases

  • Parking is limited or not provided.

    Our locations are chosen to support transit, walking, and cycling as primary modes of transportation.

  • Yes. Secure and accessible bike storage is provided in each building.

  • Our buildings are purpose-built rentals held for the long term.

    This means residents are not exposed to common disruptions such as owner move-ins or unexpected changes in ownership strategy.

    Our approach is simple. Design, build, and hold buildings that support stable, long-term tenancy.

Development / Partnerships

  • We are open to working with property owners who share our approach.

    If you have a site that may be suitable, we welcome the opportunity to review it.

  • We oversee the design and delivery of each project through a coordinated team of consultants and builders.

    Our approach emphasizes precision, consistency, and accountability.

  • Garden and laneway suites are valuable additions, but they are typically one-off solutions.

    Our focus is on repeatable multi-unit buildings that can be delivered at scale and have a broader impact on housing supply.

  • Our homes are designed for people who value well-designed, well-built living spaces.

    This includes individuals and families looking for long-term rental housing with a higher standard of quality.