Bill 44 Vancouver: Guide for Homeowners — What the Small-Scale Multi-Unit Housing Act Means for You
British Columbia’s Bill 44 (Small-Scale Multi-Unit Housing Act, 2024) is the most significant change to residential zoning in BC history. Here’s what Vancouver homeowners need to know.
What is Bill 44?
Bill 44 (now enacted as BC Reg 466/2023) requires all BC municipalities to allow small-scale multi-unit housing (SSMUH) as-of-right in most residential zones. “As-of-right” means no development permit, no rezoning, no discretionary approval — you can build as long as you meet the objective standards in the zoning bylaw.
What Does Bill 44 Allow in Metro Vancouver?
| Lot Type | Units Allowed |
|---|---|
| Any serviced single-family lot (RS-1) | Minimum 3–4 units (depending on lot size) |
| Lots within 400m of bus stops | 3–4 units (same as above) |
| Lots within 400m of frequent transit (SkyTrain, B-Line) | Up to 6 units |
| Lots within 800m of a major transit hub | Up to 6 units |
Each municipality must adopt zoning bylaws consistent with the provincial SSMUH regulations. Vancouver, Burnaby, Richmond, Surrey, Coquitlam, and North Vancouver have all adopted compliant bylaws.
What “Units” Can You Build?
The allowed units can be any combination of: main house units, secondary suites, garden suites (ground-level detached ADU), laneway homes (on lots with lane access), and duplexes/triplexes built directly. The key point is that the combination of units must stay within the allowed total.
What It Means Practically for Vancouver Homeowners
Example 1: Standard RS-1 lot in East Vancouver (33×122 ft): Bill 44 allows 3–4 units. This means: main house (1 unit) + legal basement suite (1 unit) + laneway home (1 unit) = 3 units, which is now permitted as-of-right on most RS-1 lots with lane access.
Example 2: Lot near SkyTrain (within 400m of Nanaimo station): May allow up to 6 units. This could mean: a purpose-built triplex or fourplex — ground level 2-unit + upper 2-unit + laneway = 5 units, depending on your specific zoning implementation.
Important Limitations
Bill 44 is a density floor, not unlimited density. Height limits, setbacks, lot coverage, parking minimums (now 0 in many transit-adjacent areas), and FSR still apply. The SSMUH regulations set minimums — municipalities can allow more but cannot restrict below the SSMUH floor. Heritage-listed properties may have additional requirements.
Should You Renovate, Add a Suite, or Convert to Multiplex?
This is the biggest question for many Vancouver homeowners in 2026. VGC’s recommendation: conduct a development potential analysis before committing to any renovation that might limit future density. A “simple” basement suite renovation today might preclude a higher-value multiplex conversion in 2–3 years.
Laneway home services → | ADU comparison guide → | Free development potential consultation →
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→ See also: Vancouver Renovation Planning Guide
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