Duplex Builder Vancouver: What to Know Before You Build

Duplex construction in Greater Vancouver has entered a new era. New provincial legislation has made duplexes permitted as of right on most residential lots — without rezoning — across Vancouver, Richmond, Burnaby, Surrey, Langley, Coquitlam, and the rest of the Lower Mainland. If you own a standard residential lot, a duplex is very likely now an option for you.

But knowing a duplex is now permitted on your lot and knowing how to actually build one are two different things. This guide walks you through how the duplex building process works in Greater Vancouver, what to look for in a duplex builder, and the key decisions you'll need to make before breaking ground.

Duplex vs. Half-Duplex: Getting the Terminology Right

These terms are often used loosely, and the distinction matters for ownership structure and financing.

A duplex is a two-unit residential building on a single lot. Both units are part of the same structure and, in traditional ownership, the same title. The two most common configurations in Greater Vancouver are side-by-side (units divided by a shared wall running front to back) and up-down (stacked units sharing a floor/ceiling assembly).

A half-duplex refers to one side of a side-by-side duplex. When a duplex is strata-titled, each side becomes a separate legal property that can be sold or mortgaged independently. This is the most common structure for newly built duplexes in Greater Vancouver because separate strata titles typically unlock significantly more combined value than a single-title property.

Most clients building duplexes today are aiming to strata-title the finished building — either to sell both units, live in one and sell the other, or live in one and rent the other.

What the New BC Zoning Rules Mean for Duplex Construction

BC's Small-Scale Multi-Unit Housing (SSMUH) legislation — often referred to as Bill 44 — now requires all BC municipalities to permit at least 4 units on standard residential lots. Duplexes are permitted as a minimum on virtually all single-family residential lots across Greater Vancouver.

Vancouver

Vancouver's R1-1 zone allows duplexes and up to 4–6 strata units on most residential lots. Duplexes do not require rezoning or a public hearing — you proceed directly to a development permit and building permit application.

Richmond

Richmond's RSM (Residential Small-Scale Multi-Unit) zone, introduced in June 2024, allows duplexes and up to 4–6 units on most residential lots. Richmond also increased its permitted building height to 10 metres in March 2025, enabling more livable floor plans.

Burnaby, Surrey, Langley, Coquitlam, New Westminster

All of these municipalities have implemented the provincial SSMUH requirements. Duplexes are now permitted as of right on standard residential lots. The specific setback, lot coverage, and floor space ratio rules vary by municipality, which is why having a builder who knows local zoning matters.

The Duplex Building Process in Greater Vancouver

Understanding the steps before you start will save you time, money, and frustration.

Step 1: Lot Assessment and Feasibility

Before any design work begins, your builder should assess your lot — reviewing zoning, floor space ratio (FSR) limits, setbacks, lot coverage allowances, and servicing. This determines how large each unit can be and what configuration makes the most sense for your lot.

Step 2: Design and Architecture

An architect or designer creates the duplex floor plans and elevations. The design must comply with municipal design guidelines and building code requirements including fire separation between units, egress, and accessibility provisions. An experienced duplex builder will work closely with the designer to ensure the plans are efficient, buildable, and maximized for your lot.

Step 3: Development Permit and Building Permit

Most duplex projects require a development permit (for site compliance and neighbourhood fit) and a building permit (for code compliance and construction). Permit timelines are set by each municipality and vary based on project type and current application volumes. A builder with genuine local experience will submit complete applications to minimize delays.

Step 4: Construction

Your builder coordinates all subtrades — excavation, concrete, framing, mechanical, electrical, drywall, and finishing — and manages all required municipal inspections through to substantial completion. The construction schedule depends on the project scope and site conditions.

Step 5: Strata Titling

Once construction is complete, a BC Land Surveyor prepares a strata plan that subdivides the building into separate legal units. A strata lawyer registers the plan, and each unit receives its own separate title. From this point, each half-duplex can be sold, mortgaged, or held independently.

What to Look for in a Duplex Builder

Multi-Unit Experience — Not Just Single-Family

Duplex construction has different requirements than single-family construction — fire separation assemblies, shared services, party wall design, and strata coordination all require specific knowledge. A builder with extensive single-family experience but no multi-unit work may struggle with these details.

Local Permit Knowledge

Ask your builder directly: how many duplex permits have you pulled in this municipality in the last two years? The permit process in Vancouver, Richmond, and Burnaby each have their own nuances. A builder with genuine local experience will be able to give you a realistic timeline and navigate the process without surprises.

Strata Titling Coordination

If you plan to sell the units separately, your builder should have experience coordinating with BC Land Surveyors and strata lawyers to complete the titling process. This is not the builder's job alone, but they should know the process and be able to direct you to the right professionals.

HPO Licensing and New Home Warranty

Any builder constructing a new duplex in BC must be licensed with BC Housing's Homeowner Protection Office (HPO) and must provide the mandatory 2-5-10 new home warranty. Verify the builder's HPO licence number directly on the BC Housing registry before signing anything.

Is Building a Duplex Worth It in Greater Vancouver?

For many Greater Vancouver property owners, a duplex is now the highest-value use of their land. The economics depend on your specific municipality, lot, and local market — but the general principle holds: two strata-titled units on the same lot are almost always worth more in total than one single-family home, and the combined rental income of two units typically exceeds what one home would generate.

The most common approaches we see from clients are: build and sell both units; live in one and rent the other; or build, rent both, and hold as a long-term investment. Each has different financial characteristics, and the right choice depends on your goals and timeline.

What we always recommend is getting a realistic numbers conversation with your builder before committing to anything — not a sales pitch, but an honest look at what you can build, what it will cost, and what the result is likely to be worth.

Speera Custom Homes — Duplex Builder in Greater Vancouver

We are Speera Custom Homes, and duplex construction across Greater Vancouver is a core part of what we do. Our completed Aragon project — a half-duplex in Richmond — demonstrates the quality we bring to every duplex build. We serve clients in Vancouver, Richmond, Burnaby, Surrey, Langley, Coquitlam, New Westminster, and across the Lower Mainland.

We handle everything: lot assessment, design coordination, permit management, construction, and strata titling coordination. One team, one point of contact, from feasibility through to keys in hand.