What Bill 44 Actually Means for Homebuyers in BC

Bill 44 in Plain English

In November 2023, the BC government passed Bill 44 — officially the Housing Statutes Amendment Act. The small-scale multi-unit housing (SSMUH) policy forced every municipality in BC to change their zoning bylaws to allow multiple housing units on lots that previously allowed only one.

The policy didn't suggest. It didn't incentivize. It mandated. Municipalities that didn't comply would have the province's default zoning rules applied over their own. This was, by any measure, the most aggressive housing zoning reform in Canadian history.

For homebuyers, the practical impact is this: thousands of lots across BC that could previously hold only a single-family house can now hold 3, 4, or 6 units. That means new housing types — duplexes, triplexes, fourplexes — are being built in neighbourhoods that haven't seen new construction in decades. And it means you can buy a unit in one of these buildings in places where the only options used to be a $2 million house or a $700K condo.

What Exactly Does Bill 44 Require?

The requirements vary by lot size and proximity to transit:

Base Density: 3-4 Units

On most residential lots in municipalities with populations over 5,000, zoning must allow at least 3 units per lot. On lots larger than 280 square metres (about 3,000 square feet), zoning must allow 4 units. This applies to virtually every standard residential lot in Greater Vancouver.

Transit-Proximate Density: Up to 6 Units

On lots within 400 metres of a frequent transit stop (defined as transit service running at least every 15 minutes during peak periods), zoning must allow up to 6 units. In Vancouver, Burnaby, and Surrey, this captures a large percentage of residential land — major bus routes like the 41st Avenue, Broadway, Kingsway, and King George corridors all qualify.

Secondary Suites

Bill 44 also requires municipalities to allow at least one secondary suite in every single-family home and one in each side of a duplex. This was already the case in Vancouver but was new for many smaller municipalities.

The June 30, 2026 Deadline

Bill 44 gave municipalities until June 30, 2024 to update their zoning bylaws. Many didn't meet that deadline. In response, the province passed Bill 25 (Housing Statutes Amendment Act, 2024), which extended the compliance deadline to June 30, 2026 and added enforcement teeth.

As of March 2026, most large municipalities in Metro Vancouver have adopted compliant bylaws — including Vancouver, Burnaby, North Vancouver (City), Richmond, and Coquitlam. Some smaller municipalities are still finalizing their bylaws with weeks to go before the deadline.

What happens if a municipality doesn't comply by June 30? The province's default zoning regulations take effect automatically. This means the province's minimum requirements (3-6 units depending on lot size and transit proximity) apply regardless of what the local bylaw says. Developers can submit permit applications under the provincial standards, and the municipality must process them.

For buyers, this matters because it provides certainty. Whether your target neighbourhood's municipality has its own bylaw or operates under the provincial default, multiplex development is legally permitted. The question isn't if multiplexes will be built — it's how quickly each municipality processes the permits.

City-by-City: How Implementation Differs

Here's where things get interesting — and complicated. Bill 44 set minimums, but municipalities have discretion in how they implement those minimums. The differences are significant for buyers.

Vancouver: The Most Permissive

Vancouver's R1-1 zoning updates allow both strata (for-sale) and rental multiplexes. The city has reduced parking requirements near transit, streamlined permit review for standard multiplex designs, and introduced a pattern book of pre-approved building forms. Vancouver also allows stratification of all units, meaning every unit in a fourplex can be individually owned and sold.

For buyers, this means the widest selection of purchasable multiplex units in the region. Vancouver is where most of the strata multiplex inventory will appear first.

Burnaby: Rental-Heavy

According to Business in Vancouver, Burnaby's implementation requires many multiplex projects to include a rental-only component. In some zones, 100% of units must be rental; in others, a mix of rental and strata is allowed. This significantly limits the supply of purchasable strata units in Burnaby.

If you're looking to buy in Burnaby, you'll find fewer options than in Vancouver. The units that are available for purchase will likely carry a premium because of the limited supply. Alternatively, if you're an investor looking for purpose-built rental properties, Burnaby's approach creates opportunities.

North Vancouver: Aggressive Upzoning

The City of North Vancouver is moving nearly 4,900 RS-1 lots to allow 4-6 unit development. The bylaws passed second and third reading in November 2025, with full adoption expected in Q1 2026. This is one of the most aggressive upzoning programs in the region, and it will eventually produce significant multiplex inventory on the North Shore.

Surrey: The Biggest Opportunity

Surrey has the most land eligible for multiplex development: over 65,000 lots, according to VanPlex estimates. With 18,000 of those within 800 metres of frequent transit, Surrey qualifies for the higher 6-unit density on a massive scale. The city is finalizing its new bylaws for the June 2026 deadline, with first permits expected in 2027 and first construction in 2028-2029.

What "Near Frequent Transit" Actually Means

The 400-metre threshold is measured as a straight-line ("as the crow flies") distance from the lot to the nearest transit stop with 15-minute or better service during peak periods. TransLink publishes its Frequent Transit Network maps, which are the definitive reference.

In practice, most lots along major corridors in Vancouver, Burnaby, and Surrey qualify. But the edges get fuzzy — a lot that's 380 metres from a bus stop qualifies for 6-unit density, while one at 420 metres does not. For development sites near the boundary, this distinction can be worth hundreds of thousands of dollars in potential building value.

What Bill 44 Means for Existing Homeowners

If you already own a single-family home on a lot that now qualifies for multiplex density, your property just got more valuable — at least in theory. The "land lift" from single-family to multiplex zoning has been estimated at 15-30% by CBRE, depending on the lot's size, location, and suitability for development.

You have several options:

• Sell to a developer: Your lot is now a development site. Expect offers above single-family market value from builders who want to construct a multiplex.
• Build it yourself: Demolish the existing house and build a multiplex — living in one unit and selling or renting the others.
• Add a suite: Bill 44's secondary suite provisions mean you can add one or more suites to your existing home without a full rebuild.
• Do nothing: Your property taxes won't change based on zoning alone. The land assessment only increases when the market reflects higher values for multiplex-zoned lots in your area.

What Buyers Should Look For

If you're shopping for a multiplex unit in BC, Bill 44 gives you a framework — but every purchase decision is local. Here's what to verify:

• Confirm the municipality has adopted its SSMUH bylaw: Check the city's website or contact planning. If they haven't adopted by June 2026, the provincial defaults apply.
• Check whether the unit is strata or rental: In cities like Burnaby, many multiplex units will be rental-only and not available for purchase.
• Verify transit proximity: Lots near the 400m boundary may gain or lose density eligibility as transit routes change. Being well within the boundary is safer for long-term value.
• Understand the parking situation: Each municipality sets its own parking requirements within the Bill 44 framework. Some require one stall per unit; others have reduced or eliminated minimums near transit.
• Ask about the development permit process: Processing times vary wildly by municipality — 4 months in Vancouver, 8-12 months in some smaller cities.

The Bigger Picture

Bill 44 is the most significant housing policy change in BC since the creation of the Agricultural Land Reserve in 1973. It fundamentally restructures who gets to live where by removing the single-family zoning restrictions that preserved low-density neighbourhoods for decades.

Whether you think that's good policy or not, the practical reality for buyers is this: you now have housing options in neighbourhoods that used to be financially off-limits. A family that couldn't afford a $2.1 million detached house in a Vancouver neighbourhood can consider a $1.0 million unit in a new fourplex on the same street. That's not just a price reduction — it's a different kind of access.

The first wave of Bill 44 multiplexes is hitting the market now. The second, much larger wave will arrive in 2027-2029 as projects currently in design and permitting reach completion. Buyers who get comfortable with the product type early will have first pick of the best units and locations.

Key Takeaways

• Bill 44 requires 3-4 units on most residential lots and up to 6 units near frequent transit — across all BC municipalities
• June 30, 2026 is the compliance deadline; non-compliant municipalities face automatic provincial zoning overrides
• Implementation varies: Vancouver allows strata + rental, Burnaby is rental-heavy, North Vancouver is upzoning 4,900 lots
• The 400m transit proximity threshold determines whether a lot qualifies for 4-unit or 6-unit density
• Existing homeowners on eligible lots have seen 15-30% land value increases from the zoning change
• The first wave of Bill 44 multiplexes is on the market now; the major wave arrives 2027-2029

Frequently Asked Questions

Does Bill 44 apply to my lot in Greater Vancouver?

Almost certainly yes. Bill 44 applies to all municipalities with populations over 5,000. In Metro Vancouver, that covers every city. Your lot likely qualifies for at least 3-4 units, and if it's within 400m of frequent transit, up to 6 units.

Can municipalities block multiplex development after Bill 44?

No. Municipalities must adopt compliant bylaws by June 30, 2026. If they don't, the provincial default zoning rules automatically apply, and developers can submit applications under those defaults. Municipalities retain design review authority but cannot refuse density that Bill 44 requires.

When will I be able to buy a multiplex unit in my neighbourhood?

The first completed units are available now in Vancouver's east side and select other locations. A larger wave of units will reach completion in 2027-2029 as projects currently in permitting and construction finish. Timeline depends on your specific neighbourhood and the pace of development activity there.

Does Bill 44 change my property taxes?

Not directly. Zoning changes don't automatically trigger reassessment. Property taxes change when BC Assessment updates your land value, which happens when the market reflects higher values for multiplex-zoned lots in your area. Some homeowners have seen increases; many have not yet.