If you own a single-family lot in Richmond and you've heard the term RSM zoning come up lately, you're not alone. Richmond's zoning amendments — driven largely by BC's provincial housing legislation — have opened the door for many homeowners to build more than just one home on their property. Understanding what RSM zoning means for your specific lot can unlock options you may not have known existed.
Here's a plain-language breakdown of what RSM zoning is, what you can build under it, and what to know before you start planning.
What Is RSM Zoning?
RSM stands for Residential Small-Scale Multi-Unit — a designation Richmond introduced in response to BC's Bill 44 (the Housing Statutes Amendment Act), which requires municipalities to allow small-scale multi-unit housing in areas previously zoned only for single-family or duplex use.
In practice, RSM zoning means that a lot which previously could only accommodate one house may now support a duplex, triplex, fourplex, or in some cases more — depending on the specific RSM tier, lot size, and location. The goal of the legislation is to increase housing density across BC without requiring large-scale rezoning processes for individual homeowners.
The RSM Tiers in Richmond
Richmond uses several RSM tiers, each allowing a different density of development:
RSM 1
Allows up to a duplex (2 units), typically on smaller lots. Secondary suites may also be permitted within each unit.
RSM 2
Allows up to a triplex or fourplex depending on lot size and configuration. Designed for mid-sized residential lots.
RSM 3
Allows higher density — up to a sixplex in some cases — typically reserved for larger lots near transit or commercial corridors.
The exact tier that applies to your property depends on your current zoning designation, lot dimensions, and proximity to transit. Not every lot in Richmond will qualify for all RSM tiers — which is why a zoning check is the essential first step.
What You Can Build Under RSM Zoning
| Unit Type | Typically Allowed Under | Notes |
|---|---|---|
| Duplex | RSM 1 and above | Side-by-side or front-back configurations |
| Triplex | RSM 2 and above | Subject to lot coverage and FSR limits |
| Fourplex | RSM 2 and above | May require larger lot minimums |
| Secondary/basement suite | All RSM tiers | Often permitted within each principal unit |
| Laneway or carriage home | Varies by lot and configuration | May be allowed in addition to the principal build |
Key Development Standards to Know
Even where RSM zoning permits more units, your build must still comply with Richmond's development standards. The most important ones to understand:
- Floor Space Ratio (FSR): The ratio of total floor area to lot area. RSM zones have FSR limits that determine the maximum size of what you can build.
- Lot coverage: The percentage of your lot that can be covered by buildings, including garages and accessory structures.
- Setbacks: Minimum distances from the front, rear, and side property lines. These affect how much buildable footprint you have.
- Height limits: RSM zones typically cap building height at 2–3 storeys depending on the tier.
- Parking requirements: Each unit typically requires at least one off-street parking stall.
These standards interact with each other and with the physical constraints of your lot. A lot that is technically zoned for a fourplex may not be able to accommodate one once setbacks and FSR are applied. This is where a builder's experience with Richmond-specific development becomes valuable.
How to Check Your Property's Zoning
The easiest way to check your current zoning is through the City of Richmond's online mapping tool (richmond.ca). Enter your address and it will display your current zone designation. From there, you can look up what that designation permits under Richmond's Zoning Bylaw.
However, zoning is only the starting point. What your lot can actually support depends on its dimensions, existing structures, access, and a range of other factors. The most efficient way to understand your options is to have a builder or development consultant review your property directly.
The Permit Process for RSM Development in Richmond
Building under RSM zoning still requires a building permit from the City of Richmond. Depending on the scope of work, you may also need:
- Development permit (if your property is in a Development Permit Area)
- Subdivision approval (if you plan to strata-title and sell units separately)
- Engineering drawings and geotechnical report (for larger projects)
- Energy compliance documentation (BC Energy Step Code)
Richmond's permit timelines for multi-unit residential projects have typically ranged from several months to over a year for more complex applications. Working with a builder who has navigated this process before — and who has relationships with the city's development review teams — can significantly reduce delays.
What This Means If You Own a Lot in Richmond
If you own a single-family lot in Richmond and haven't revisited your options since the RSM amendments came into effect, it's worth doing so. Depending on your lot, you may now have the ability to build a second home, generate rental income, create multi-generational living arrangements, or significantly increase the value of your property — all without going through a full rezoning process.
The key is understanding what your specific lot can support and whether a new build makes sense given your goals. That starts with a proper assessment.
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