BC Bill 44: What It Means for Your Single-Family Lot

In November 2023, the BC government passed Bill 44, the Housing Statutes (Residential Development) Amendment Act. It's the most significant upzoning in BC's history — and if you own a single-family lot in Metro Vancouver, it likely affects what you can build.

What Changed

Before Bill 44, most RS-zoned lots in Metro Vancouver allowed only one or two units. A homeowner wanting to build a triplex needed a rezoning — a multi-year process costing $50,000–$100,000+ in consultant and city fees, with no guarantee of approval.

Bill 44 bypasses that. It requires municipalities to allow small-scale multi-unit housing (SSMUH) as a matter of right on most residential lots. Depending on lot size and proximity to transit, that means:

• 3 units on most lots under 280 m² (3,000 sq ft)
• 4 units on most lots 280 m²+
• 6 units on lots near frequent transit corridors

The key phrase is as of right: no rezoning required. You apply for a building permit the same way you would for a renovation.

What “As of Right” Actually Means

“As of right” means the use is permitted — but it doesn't mean the process is simple. You still need to meet:

• Floor space ratio (FSR) limits set by each municipality
• Setback requirements (front, rear, side yards)
• Height limits
• Parking minimums (though many municipalities have relaxed these near transit)
• Design guidelines (some municipalities require character-compatible massing)

The rezoning hurdle is gone. The development permit and building permit process remains. In Burnaby, for example, you can expect 6–12 months from permit application to issuance on a straightforward multiplex project.

Which Municipalities Are Affected

All municipalities with populations over 5,000 are required to comply. In Metro Vancouver, this includes:

• Burnaby, Surrey, Richmond, Coquitlam, North Vancouver (City and District), New Westminster
• Langley City and Township, Abbotsford, Chilliwack
• The City of Vancouver — which has its own parallel zoning update under the Broadway Plan and citywide rezoning

Each municipality sets its own FSR, height, and design guidelines within the provincial minimums. Burnaby and Surrey have been relatively permissive. The City of Vancouver has a more complex overlay system.

What It Means for Property Owners

If you own a single-family lot in Metro Vancouver or the Fraser Valley, you likely now have the right to build a 4–6 unit multiplex. The question isn't permission — it's feasibility.

The math has to work: land value + construction cost must leave room for a margin at current sale prices. On many lots, particularly in Burnaby and Surrey where land is relatively affordable and new construction sells at $800–$950/sq ft, the numbers pencil. On lots in West Vancouver or east Vancouver where land is very expensive, the spread is tighter.

What to Do Next

Run a rough feasibility check before spending money on consultants. The three numbers you need: current land value, estimated build cost (typically $250–$325/sq ft for wood-frame multiplex in Metro Vancouver), and comparable sales for new construction in your area.

If the rough margin looks promising, the next step is a pre-application meeting with the municipality and an architect's massing study — usually $3,000–$5,000 to confirm what the site can actually support under current zoning parameters.