The most significant change to residential zoning in a generation, and what it actually means for your lot. Written for homeowners, not planners.
Small-scale multi-unit housing, SSMUH, is BC's framework for allowing three to six homes on residential lots that used to be zoned single-family. For decades, building a duplex or triplex on a residential lot in BC meant rezoning: a political, expensive process that could take years and still fail at a public hearing. Bill 44, passed by the province in late 2023, changed that. Municipalities were required to update their zoning bylaws by mid-2024, with some cities granted extensions into 2025, so that most residential lots now permit small-scale multi-unit housing automatically.
The practical effect: if your lot qualifies, you do not ask permission to build multiple units. You need a building permit, a design that meets your city's setback, height, and parking standards, and the financing to build. The political risk is gone. What remains is a normal construction project.
Under the provincial framework, unit minimums that municipalities must permit break down by lot size and transit proximity. Your city confirms the exact figure for your property.
| Lot Profile | Units Permitted | Typical Forms |
|---|---|---|
| 280 m² or smaller | Up to 3 units | Triplex, or main home plus suite and laneway |
| 280 to 4,050 m² | Up to 4 units | Fourplex, rowhouse-style units, cottage court, hybrid layouts |
| Within 400 m of frequent transit | Up to 6 units | Six-unit configurations, denser rowhouse layouts |
Shortcut: text Dawar directly at 604-808-3797 with your address. He answers his own phone, and he'll tell you straight what your lot allows. No form needed.
Lots near SkyTrain stations may instead fall under Bill 47's Transit-Oriented Area rules, which allow significantly taller buildings under a separate framework. If you are close to a station, this is one of the first things a feasibility check confirms.
Most single-family lots do. To qualify, your property generally must be:
Each city sets its own design standards: setbacks, height, lot coverage, parking, and tree protection all vary by municipality, and a design that works in Coquitlam may need adjusting in Port Moody. Servicing capacity, especially water and fire flow, can also shape what is buildable on a specific lot. This is exactly what a feasibility review sorts out before you spend money on drawings.
A realistic SSMUH project runs roughly 18 to 30 months from first conversation to move-in. The phases:
Confirm zoning, unit count, servicing, and rough budget before spending anything. This is the free step.
Architect drawings that meet municipal standards, plus a financing structure that matches your goals: hold, rent, or strata and sell.
Building permit review. Timelines vary by city; some process SSMUH permits in a few months, others take longer.
Typically 10 to 16 months depending on the build form, with phased approaches possible if you are staying on site.
Move family in, rent units out, or complete stratification and sell individually. The exit you planned in step one.
That is what the free feasibility check is for. One business day, a straight answer.
Check My LotSend your property address and we'll review your lot's SSMUH eligibility, unit potential, and realistic options. You get a straight answer within one business day. No cost, no obligation, no sales pitch.
Leave your number and we'll call you back within one business day. Or call or text now at 604-808-3797.