Bill 44 Guide

Small-Scale Multi-Unit Housing (SSMUH) — The Complete BC Guide

Everything you need to know about the most significant change to residential zoning in a generation. From feasibility to construction, this is the playbook for building duplexes, triplexes, fourplexes, and laneways on single-family lots.

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Bill 44

Provincial Legislation

Units Maximum (Most Lots)

Units Near Transit

18-30mo

Project Timeline

The Basics

What is SSMUH and why does it matter?

Small-Scale Multi-Unit Housing (SSMUH) is provincial legislation that fundamentally changes what you can build on a residential lot in British Columbia.

The Shift: From Rezoning to "As-of-Right"

For decades, building a duplex or triplex on a residential lot required rezoning — a political and expensive process that took years. Bill 44 changes that. Now, most residential lots automatically qualify for up to 4 units without rezoning. The legal hurdle is gone.

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No Rezoning Required

Most lots qualify automatically. Check your lot size and you already know what's possible.

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Wealth Building

Rental income, property appreciation, and a pathway to stratification and individual unit sales.

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Multigenerational Living

Keep aging parents, adult children, or extended family on the same lot — independent but close.

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Property Value Increase

Single-family homes in SSMUH-enabled areas have seen sustained value appreciation.

Lot Size Rules

How many units can your lot actually fit?

SSMUH eligibility depends on lot size and proximity to frequent transit. Use this chart to find out what's possible on your property.

Under 280 m²

3 Units

Smaller residential lots can now accommodate a triplex. Perfect for infill on tight urban lots or secondary suites + laneway combinations.

Triplex (3 units)
Suite + Laneway + Main
Flexible configuration

280 m² – 4,050 m²

4 Units

Most single-family residential lots fall into this category. A fourplex, rowhouse-style units, or a cottage court is all possible by right.

Fourplex
Rowhouse row
Cottage court
Hybrid layouts

Within 400m of Transit

6 Units

Lots near frequent transit stops (bus lines with 15-minute service or better) qualify for up to 6 units — the highest allowance.

6-unit configurations
Denser rowhouse layout
Mixed-use possible

The Legislation

Bill 44: What changed and why

The Problem Bill 44 Solves

BC was facing a housing affordability crisis. Single-family zoning protected neighborhoods but locked out new supply. Young families couldn't afford to stay in their communities. Aging homeowners had no path to downsize on their street. Landlords couldn't build rental housing without years of rezoning battles.

Bill 44, passed in 2023 and implemented in 2024, requires all BC municipalities to allow small-scale multi-unit housing on residential lots "as of right" — meaning no rezoning application, no public hearing, no political gatekeeping.

What This Means for You

Your single-family lot is now legally zoned for 3–6 units. You don't need to ask permission. You just need a building permit, a competent design, and the financing to build. The legal risk is gone.

Key Facts About Bill 44

Provincial legislation; applies to all BC municipalities
No rezoning required for qualifying lots
Design must meet setback, height, and parking standards
Strata title (separate unit ownership) is permitted in most cases
Rental housing qualifies for provincial incentives and tax breaks
Municipalities cannot prohibit SSMUH; they can only set design standards
Implementation timeline: 2024–2026 (rolling across BC)

Requirements

Eligible lot types and zoning requirements

Not every lot qualifies for SSMUH. Check these criteria to confirm your property is eligible.

Who Qualifies

Your property must be:

Zoned single-family residential (RS or equivalent)
Under 4,050 m² (or over if near frequent transit)
In a municipality that has adopted SSMUH rules (rolling adoption across BC)
Not subject to a strata prohibition (rare)
On a lot with legal legal road frontage

Design Constraints

Your development must meet:

Municipal setback requirements (typically 3–5 metres front)
Maximum height (usually 10.7m / 3.5 storeys)
Parking requirements (1–2 spaces per unit)
Lot coverage limits (typically 50–60%)
Floor space ratio (FSR) limits
Soft landscaping / tree preservation

Known Restrictions

A few edge cases may exclude your lot:

Lots under 280 m² in some jurisdictions
Properties in strata-only zones (check with city)
Steep slopes or environmental constraints
Agricultural land reserve (ALR) properties
First Nations reserve land

Municipal Adoption Status

Adoption timeline varies. Check your city's website or:

Call your municipal planning department
Ask your realtor or architect
Email Dawar for a quick confirmation
Even if "not yet adopted," plan ahead

Project Phases

From idea to move-in: The 18–30 month journey

Most multiplex projects take between 18 and 30 months from first feasibility conversation to move-in. Here's what each phase entails.

Phase 1: 1–2 months

Feasibility & Due Diligence

Confirm lot eligibility, research zoning, order survey, soil testing, and get preliminary architect feedback. Dawar provides this free. Cost: $0–$3,000 for third-party testing if needed.

Phase 2: 2–4 months

Design & Planning

Work with architect on unit layouts, parking, landscaping. One or more design iterations. Cost: $8,000–$25,000 for architectural services (depending on complexity).

Phase 3: 3–9 months

Permits & Approvals

Submit building permit application, engineering review, municipal staff feedback, permit issuance. Timeline depends on municipal workload. Cost: $2,000–$8,000 in engineering and permit fees.

Phase 4: 8–14 months

Construction

Demolition, excavation, foundation, framing, mechanical/electrical, finishing. Cost: $1.2M–$2.2M+ for a full fourplex, depending on construction costs and finishes.

Phase 5: 1–2 months

Occupancy & Lease-Up

Final inspection, occupancy permit, tenant move-ins (if renting). First rental income begins flowing or units sell if stratified.

Timeline Factors That Matter

→ Municipal capacity (some cities slower than others)
→ Design complexity and revisions
→ Contractor availability and labor market
→ Financing speed and conditions

Across BC

SSMUH adoption by municipality

Bill 44 requires all BC municipalities to adopt SSMUH bylaws. Here's the status of major cities and regions as of April 2026.

Adopted

Port Moody

Full SSMUH adoption (2024). Up to 4 units on qualifying lots. Dawar's home base and first local applicant.

Adopted

Coquitlam

SSMUH bylaws in effect. Lots 280 m²–4,050 m² = 4 units. Design review required.

Adopted

Port Coquitlam

Full adoption with parking flexibility for lots near transit. Up to 6 units near SkyTrain.

Adopted

Vancouver

Expanded SSMUH pilot. Up to 6 units on most single-family lots citywide. Stratification allowed.

Adopted

Burnaby

SSMUH adopted with site-specific variations. Contact planning for your lot.

Adopted

Surrey

SSMUH bylaws live. Most RS zones = 4 units. Laneway homes also permitted.

Pending

Maple Ridge

Adoption in progress (Q3 2026 expected). Preliminary zoning studies underway.

Pending

Pitt Meadows

Staff review ongoing. Adoption expected mid-2026. Plan ahead if you have a project in mind.

Exploring

Other BC Cities

Most smaller municipalities are in the planning or early draft phase. Provincial deadline: 2025/2026.

Design Strategies

The Gentle Density Playbook

SSMUH enables four main design strategies. Each has different costs, timelines, returns, and lifestyle fits. Here's how to choose.

Most Common

Multiplex (4-plex)

Four separate units in one building. Each unit may have its own entrance. The most economical form of density and easiest to lease or sell individually (stratification).

Density 4 units

Cost (Metro Van) $1.2M–$1.8M

Timeline 20–28 months

Best For Rental income or strata sales

Family-Friendly

Rowhouse

Individual townhouse-style units joined side-by-side. Each has its own entrance and small yard or patio. Feels more like traditional housing. Easier to strata and sell.

Density 3–4 units

Cost (Metro Van) $1.5M–$2.1M

Timeline 22–30 months

Best For Owner-occupied or strata sales

Emerging Trend

Cottage Court

Clustered small homes around a shared courtyard. Each unit feels like its own home. Low parking footprint. Most walkable option. Great for multigenerational.

Density 3–4 units

Cost (Metro Van) $1.4M–$2.0M

Timeline 24–32 months

Best For Multigenerational, walkable neighborhood

Fastest Path

House + Laneway + Suite

Keep your existing home and add a secondary suite inside + a laneway house in the back. Phased approach. Most flexible for staging builds. Lower total cost.

Density 3 units

Cost (Metro Van) $350K–$600K (phased)

Timeline 12–18 months

Best For Lower risk, existing home value, flexibility

Why SSMUH Matters