Multiplex Zoning Law Changes in Vancouver, Richmond & Burnaby: 2026 Guide

If you own a single-family lot in Greater Vancouver, your property can likely hold more homes than it could just two years ago. BC's provincial housing legislation — primarily Bill 44, passed in late 2023 — has fundamentally changed what you're allowed to build on residential land across the province.

But the way each city has implemented these new rules varies significantly. Vancouver, Richmond, and Burnaby have each taken different approaches to multiplex zoning, and understanding the differences matters if you're planning a project.

Here's what you need to know heading into 2026.

What Is Bill 44?

Bill 44 is provincial legislation that requires every municipality in BC to allow small-scale multi-unit housing (SSMUH) on lots that were previously zoned exclusively for single-family homes. The law came into effect in mid-2024 and sets minimum standards that every city must follow.

The baseline requirements are straightforward: at least 4 units on standard residential lots, and up to 6 units on lots near frequent transit (within 400 metres of a bus stop with 15-minute-or-better service). No rezoning application required — it's permitted by right.

The intent is to create more "missing middle" housing — multiplexes, townhomes, and other mid-density options that sit between single-family homes and high-rise apartments.

Vancouver: R1-1 Zone — The Most Permissive

Vancouver has been the most aggressive in implementing multiplex-friendly zoning. The city replaced most of its old single-family RS zones with the new R1-1 Residential Inclusive District, which goes well beyond the provincial minimums.

Under R1-1, you can build:

• Up to 6 strata (ownership) units
• Up to 8 secured rental units
• 7–8 unit projects must be non-strata rental; 3–6 units can be ownership or rental

Lot requirements vary by unit count:

• 3–4 units: minimum 306 m² lot, 10.0 m frontage
• 5 units: minimum 464 m², 13.4 m frontage
• 6–8 units: minimum 557 m², 15.1 m frontage

The base FSR (floor space ratio) is 0.70 for market multiplex projects, which increases to 1.00 for secured rental projects or those that include a below-market homeownership unit through a BC Housing partnership.

Vancouver's R1-1 is already compliant with the province's upcoming Bill 25 requirements (due June 30, 2026), so no further changes are expected.

Richmond: RSM Zone — Catching Up

Richmond moved to comply with Bill 44 in June 2024, when Council rezoned nearly 27,000 single-family and duplex lots across the city to permit small-scale multi-unit housing under the new RSM (Residential Small-Scale Multi-Unit) zone.

Key details for Richmond:

• 4 units permitted on standard lots
• 6 units permitted within 400m of a prescribed frequent-transit bus stop
• Permitted height was increased from 9m to 10m in March 2025
• Richmond charges development fees per lot rather than per unit, which can make multiplex projects more financially viable

Richmond must also update its bylaws by June 30, 2026 to comply with the new Bill 25 requirements, which may bring further changes to density and design rules.

Burnaby: R1 SSMUH Zone — Moving Cautiously

Burnaby took a different approach. In April 2024, the city consolidated 12 residential districts into a single comprehensive zone: the R1 SSMUH District. On paper, this allows multiplex development city-wide.

However, Burnaby has been more conservative in practice. In October 2025, the city reduced the maximum allowable size of houses, duplexes, and multiplexes in the R1 zone in response to public feedback. The revisions include reduced allowable height, increased setbacks, and additional parking requirements.

These constraints can significantly affect the financial feasibility of multiplex projects in Burnaby. A project that pencils out in Vancouver or Richmond may not work in Burnaby under the current rules. If you're considering building in Burnaby, it's especially important to run the numbers carefully before committing.

Bill 25: What's Coming Next

Beyond Bill 44, the provincial government passed Bill 25 in 2025, which requires local governments to update their bylaws by June 30, 2026 to comply with new housing density requirements. This primarily affects municipalities that have implemented more restrictive interpretations of the multiplex rules.

Vancouver's R1-1 zone is already considered compliant, so homeowners there shouldn't expect major changes. But Richmond and Burnaby may need to make further adjustments to meet the provincial standard, which could open up more development potential.

What This Means for Homeowners

If you own a single-family lot in Vancouver, Richmond, or Burnaby, you now have options that didn't exist a few years ago. You could:

• Build a multiplex for rental income — keep the property and generate revenue from multiple units
• Build and sell strata units — develop the property and sell individual units (where permitted)
• Build a multigenerational home — create separate living spaces for extended family on a single lot
• Maximize your lot's value — even if you're not ready to build, understanding your lot's development potential can inform future decisions

The key is understanding what your specific lot allows under the current rules, which depends on your municipality, lot size, frontage, and proximity to transit.

Ready to Explore Your Options?

At Speera Custom Homes, we've been building multiplexes and custom homes across Greater Vancouver for over a decade. We understand the zoning rules in each municipality and can help you evaluate whether a multiplex project makes sense for your lot.

Whether you're looking at a fourplex in Vancouver, a sixplex near transit in Richmond, or navigating Burnaby's more restrictive rules, we can walk you through the entire process — from feasibility analysis to permits to construction.