If you own a single-family home in Vancouver, you may now have a unique opportunity to unlock the full potential of your property.
Recent changes to Vancouver’s zoning and building bylaws have made it possible for homeowners to build multiplexes—allowing for up to eight units on a single lot in some cases. This could mean additional rental income, the chance to stratify and sell units, or creating a multigenerational home for extended family.
Here’s a simplified breakdown of what you need to know before considering a multiplex build:
✅ 1. Vancouver’s RS Zones Are Now Consolidated
All previous single-family RS zones have now been combined into one new zone: RS-1-1. This zoning change comes with:
The removal of previous design guidelines (e.g. dormer sizes, roof slopes)
More freedom in your building’s design and style
Greater flexibility to build based on function, not just aesthetics
🧱 2. Basic Requirements for Building a Multiplex
To be eligible for a multiplex project, your property must:
Be at least 33 feet wide
Not be in a floodplain
Have a rear lane or be double-fronting
Not be a designated heritage building
🏡 3. How Many Units Can You Build?
The number of units depends on the lot size and whether the units will be rented or stratified (sold):
33' x 100' lot (306 sq.m) – up to 4 units
50' x 100' lot (464 sq.m) – up to 5 units
50' x 120' lot (557 sq.m) – up to 8 units, if all units are secured rentals
Each unit must have a minimum of 2 bedrooms, and in some configurations, one unit may be occupied by the owner.
📏 4. Floor Space & Size Allowances
Depending on your build, your above-ground floor area may equal the total lot area, if:
All units are secured rental housing
One unit is sold as below-market ownership housing
You contribute an amenity share or affordable housing share if units are stratified
Other size-related updates include:
Laneway homes now allowed at 0.25 FSR (up from 0.16)
Total site coverage allowed: 50% of the property
All floor area may now be above grade
📐 5. Setbacks, Heights, and Courtyard Rules
Quick facts on what’s allowed:
Front yard setback: 4.9m (16 ft)
Side yard setback: 1.2m (4 ft)
Rear yard setback: 10.7m (or 0.9m if there’s a rear building)
Building height: Up to 11.5m (3 storeys), with restrictions on 3rd floor size
Separate rear building: Max 8.5m, 2 storeys
To build with a courtyard layout, your lot must be at least 100’ deep, with a 20 ft minimum courtyard.
🚰 Rainwater Management & Sustainability Incentives
No on-site parking is required under the new rules, but rainwater detention is.
Tank size and flow rate depend on lot width (from 2.7 to 3.75 cubic meters).
Additionally, zero-emissions buildings (e.g. Passive House) are incentivized with:
Extra 2 ft in height & depth
+19% in allowable floor area
Balconies allowed to project into setbacks
This is ideal for families seeking mortgage helpers, future rental income, or aging-in-place options.
🔨 Permits & Process
Unlike building a single-family home, multiplexes require a separate development permit and building permit. There are more steps involved—but the long-term payoff can be substantial.
💡 Is Your Property Eligible? Let’s Find Out.
At Kritikos Real Estate Group, we offer Free Feasibility Studies to help you understand exactly what your lot can support—whether you're looking to build, sell, or co-develop.
📌 Click here to request your free feasibility study
📅 Or book a 1:1 call with Maria to talk through your options.
Let’s explore how you can make the most of your land in Vancouver’s new multiplex era.
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