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Burnaby Mayor Candidates 2026: Where All 6 Stand on Multiplex Homes

Burnaby's six mayoral candidates and 42 council candidates on multiplex homes, approvals and Bill 44, with sources and voting dates. No ranking or endorsement.

By MultiLiving Editorial · October 9, 2026

Questions about this guide: Gary Paul, REALTOR®, Personal Real Estate Corporation, Grand Central Realty, 778-828-7476

On Saturday, October 17, 2026, Burnaby elects one mayor and eight councillors for a four-year term that runs to November 2030. Six people are running for mayor and 42 for council, according to the City's Declaration of Election by Voting of September 21, 2026. If you are shopping for a brand new duplex, triplex or fourplex in Burnaby, the people elected will decide how the City handles the provincial law that puts several homes on one house lot, and how fast new homes get approved.

This guide is neutral. Each mayoral candidate is described against the same four questions, in the order the City's Chief Election Officer listed them, which is alphabetical by last name. Every view we report comes from the candidate's City profile, the campaign's own website, or a named news report. Where a candidate has published nothing on a question, we say so. MultiLiving does not endorse or rank candidates.

Voting in Vancouver as well? voche.me has a profile, with sources, for every Vancouver candidate for mayor and council.

What Burnaby has already decided

Four dated decisions set the starting point for whoever wins. The next council can change the parts the City controls, such as building height, size and parking, but only the Province can change the law that requires these homes to be allowed.

2023. The Province passed Bill 44, which requires cities to allow up to 4 homes on most lots that were reserved for one house or a duplex, and up to 6 near frequent transit (City of Burnaby fact sheet). Our Bill 44 guide for buyers explains the law in plain terms.
July 1, 2024. Burnaby's new rules took effect. Lots that had been limited to one or two homes may now hold 3 or 4 homes, depending on lot size, and lots near frequent bus service may hold up to 6 (City of Burnaby, July 2, 2024).
October 2025. Council approved changes that cut the maximum height of these buildings from 4 storeys to 3 storeys and 10 metres, limited rear buildings to 2 storeys, and reduced the floor area that can be built by 33 to 60 percent, depending on the type of home and the lot (City of Burnaby, October 16, 2025). A public hearing on the changes followed on November 24, 2025.
August 27, 2026. In a letter on the City's website, Mayor Mike Hurley wrote that "the one-size-fits-all approach the Province has imposed is not working," and that he had written to Premier Eby on behalf of 16 mayors asking the Province to pause and reconsider the law. The same letter puts the number of approved homes in Burnaby that have not started building at "approximately 25,000."

Mike Hurley and five councillors on this ballot (Joe Keithley, Richard T. Lee, Maita Santiago, Daniel Tetrault and James Wang) sit on the current Council, according to the City's council page. We did not find a published record of how each member voted on these changes.

The four questions we put to every mayoral platform

We read each candidate's City profile first, then the campaign's own website, then news reports. The candidate photos come from the same City profiles. MichaelAngelo ABCROBINHOOD's profile has no photo.

The multiplex rules: keep them, limit them, or ask the Province to repeal the law?
Approval speed: how fast would the City approve a new home?
Which kinds of homes does the candidate want more of?
What has the campaign left unpublished?

MichaelAngelo ABCROBINHOOD, independent

The multiplex rules and approval speed. His City profile says nothing about homes on house lots. It promises small businesses licences and approvals "as fast as possible."

Kinds of homes. "Expanded senior-care homes and centres" and a promise to "reduce tuition and student-housing costs by 50%."

Not yet published. The profile lists no campaign website, so it is the only platform we could read.

Sabina Hsu, independent

The multiplex rules and approval speed. Her City profile mentions neither.

Kinds of homes. The profile says she proposed a "Clustered Hi-Rise with City Services Hub" principle "pre-Highgate planning." It gives no housing target for the next term.

Not yet published. The website on her City profile is a shared design link that would not open for us on October 8, 2026.

Mike Hurley, independent, current mayor

Who he is. Mayor since 2018, when he defeated Derek Corrigan, and re-elected without a contest in 2022 (Daily Hive, August 6, 2026).

The multiplex rules. He wants the Province to repeal the law. His platform promises to keep pressing the Province to give decisions about house lots back to cities and to repeal Bills 25, 44 and 47, "which have allowed for up to six homes to be built on a single-family lot." He was mayor when Council approved the October 2025 height and size cuts, and the City's release quoted him: "Our goal is to manage the Province's changes thoughtfully, balancing new options with the qualities residents value."

Approval speed. The platform promises shorter approval times for new homes, so families get homes "faster and at lower cost," and to keep City charges on new homes down.

Kinds of homes. 1,000 new affordable rental homes through the Burnaby Housing Authority, "including family-oriented townhomes." His campaign says more than 25,000 homes, 19,000 of them rental apartments, have been built or are in progress under his leadership.

Not yet published. What the City would do about multiplex homes if the Province keeps the law, and a target approval time in days.

Bill Petrovas, independent

The multiplex rules. None of the Vision 2030 platform pages we read names Bill 44 or multiplex homes.

Approval speed. His housing brief promises faster, more predictable approvals "with published timelines and a status a resident can look up," and approval times published by type of application every quarter.

Kinds of homes. A mix of rentals, townhomes and family-sized homes, plus a rent-to-own program, which his brief describes as one where "part of the rent you already pay builds toward a future down payment." He says he would bring a rent-to-own plan forward with provincial and non-profit partners in his first year.

Not yet published. A position on the provincial law behind multiplex homes, and a target number of days for an approval.

Hanzhi Wang, independent

The multiplex rules. He wants more of these homes. His City profile promises "housing for everyone" through more mid-sized homes and buildings that mix shops and homes. His campaign site says Burnaby has large detached houses and apartment towers "but not a lot in between," and lists simpler approvals for the mid-sized homes Bill 44 allows. He is the only mayoral candidate whose published platform names Bill 44 and asks for simpler approvals under it.

Approval speed. He writes that high City fees and long consultation make these homes hard to build.

Kinds of homes. He would phase out the City's per-home charges on new housing, which he says reach "over $80,000 per unit in some cases," and move more of the property tax onto the most valuable homes.

Not yet published. How much the property tax change would raise, and a target approval time.

Heymann Yip, Burnaby First

The multiplex rules. His party wants tighter limits. The Burnaby First platform has a section headed "Stop Monster Homes," with a footnote that defines the term as "Small-Scale Multi-Unit Housing," the City's name for multiplex homes. The party says it "will use every authority available to the City" to fit new homes to "the scale and characteristics of surrounding homes and streets," require more parking on the lot where the City is allowed to, and require trees to be replaced. Yip's own City profile does not mention housing.

Approval speed. The platform promises to "simplify the approval process and reduce delays that drive up the cost of building housing."

Kinds of homes. More "low-rise purpose-built rentals, rowhomes and townhomes," co-op and non-profit homes, and lower fees for owners who add a suite or a laneway home.

Not yet published. Which limits on multiplex homes the party would change, and by how much.

The 42 candidates for council

Council matters as much as the mayor, because the mayor holds one of nine votes. Below, candidates are grouped by the elector organization shown on each person's City profile. None of the 42 profiles mentions Bill 44 or multiplex homes by name.

Burnaby Citizens Association (8)

Ryan Erwin, Joe Keithley, Cindy Lee, Rea Park, Maita Santiago, Kiran Singh, Daniel Tetrault and James Wang. The BCA website we read on October 8 had no housing platform. In their profiles, Keithley names "affordable housing" as a priority, Tetrault says he worked on "fast-tracking the development of affordable housing," and Wang lists "housing affordability."

Restore Burnaby Alliance (7)

Jessica Cai, Neil Chapman, Daniel Cheung, Rocky Dong, Tina Fiorda, Ragina Naidu and Janet Poon. The party platform says one set of rules applied across every neighbourhood "threatens the sustainability of our neighborhoods," without defining which rules it means. It supports "affordable housing for lower-income families."

New Burnaby Party (6)

Avtar Dhinsa, Richard T. Lee, Morgan Nicholsfigueiredo, Neha Unadkat, David Xie and Sabrina Yang. The party platform promises faster City approvals, so that applicants do not "wait months for an answer from their own city." It has no section on homes on house lots. Nicholsfigueiredo's profile supports "diverse housing options, including non-profit, and co-op housing."

Burnaby Green Party (4)

Joel Gibbs, Martin Kendell, Carrie McLaren and Tara Shushtarian. The Green platform would have the Burnaby Housing Authority build "1500+ new non-market rental homes annually," triple purpose-built rental homes to 40,000 by 2050, and simplify approvals for non-market housing. It says nothing about the multiplex rules.

Burnaby First (3)

Daniel Chen, Fiorella Ravelli and Mary B Villa y Battenberg run on the Burnaby First platform described under Heymann Yip. Chen's profile mentions "the strains of rapid overdevelopment."

No elector organization listed (14)

Akmal Bazarov, Natalia Bember, Allen Chen, Larry Chin, Gulam Firdos, Garnet Heidt, Darren Inouye, Lynette Hyerin Lee, Jason Martin, Nash Milani, Konstantine Roccas, Philip Stojanovski, Tom Tao and Vincent Tong. From their City profiles:

Firdos wants shorter approval times and social housing for low-income residents, families and seniors.
Milani would "reject any development proposal that lacks substantive amenities and diverse housing options."
Stojanovski wants "better planning before approving more massive buildings."
Heidt, Lynette Hyerin Lee and Tong list "responsible growth." Bazarov supports "workable housing," and Inouye wants a Burnaby that "makes room for everyone."
Bember, Allen Chen, Chin, Martin, Roccas and Tao say nothing about adding new homes.

What this means if you are shopping right now

This section is our opinion. A home listed for sale today already holds its approval and its contract terms. The vote shapes the next set of homes: how big they may be, how much parking they need, and how fast they get approved.

On what the six mayoral candidates have published, three positions stand out. Hurley wants the Province to repeal the law. Burnaby First wants tighter City limits on these homes. Wang wants more of them, through simpler approvals. Petrovas, Hsu and ABCROBINHOOD have published no position on the multiplex rules.

One detail matters for buyers now. Freshet News reported that applications made up to October 22, 2025 would be handled under the earlier, larger limits, so two brand new fourplexes on one street can differ in height and size.

For scale: on October 8, 2026, our copy of the MLS® listing feed showed 95 active Burnaby listings for a half duplex or a home in a building of three or four homes. The 83 half duplex listings were asking $1,299,000 to $3,380,000, with a median asking price of $1,799,000. Browse them on our Burnaby duplexes for sale and Burnaby fourplexes for sale pages.

Our advice is to keep shopping on what stays the same after any election: the floor plan, the street, the school, the strata and the completion date in the contract. Then vote however you like.

Key dates and where to vote

Advance voting ends Saturday, October 10. General voting day is Saturday, October 17. Every voting place is open 8 am to 8 pm, and you can vote at any of them (City of Burnaby voters page).

Advance voting, October 10: Bill Copeland Sports Centre (3676 Kensington Ave), Bonsor Recreation Complex (6550 Bonsor Ave), Confederation Seniors' Centre (4585 Albert St), Edmonds Community Centre (7433 Edmonds St), Temporary Cameron Community Centre (110-9855 Austin Ave) and Willingdon Community Centre (1491 Carleton Ave).
General voting day, October 17: 33 locations, most of them schools and community centres. The City's voting map shows each one with wait times.
What to bring: your voter card and one piece of ID, or two pieces of ID if you need to register on the spot. One must show your signature.
Mail ballots: applications closed October 5.

What this comes down to

Burnaby's multiplex rules took effect July 1, 2024. Council cut building height and size in October 2025.
Hurley's platform asks the Province to repeal Bill 44. Burnaby First wants tighter City limits. Wang wants more of these homes.
A home for sale today keeps its approval whoever wins. The vote shapes the homes approved after it.

Questions buyers are asking

Does the mayor decide the multiplex rules alone?

The mayor holds one of nine votes on Burnaby City Council and chairs the meetings, but any change to the City's rules needs a majority of Council, so the eight council seats on the same ballot matter as much as the mayor's.

Can the next council get rid of multiplex homes in Burnaby?

The council can adjust height, size, lot coverage and parking within the limits the Province allows. It cannot repeal Bill 44, which is provincial law. Mayor Hurley's platform asks the Province to repeal it, and only the Province can do that.

I signed a pre-sale contract. Does the election change my home?

Your contract sets the price, the home and the completion terms, and the home already holds its approval. None of the six mayoral platforms we read proposes cancelling approvals the City has already granted. The election affects homes approved in the future.

Which mayoral candidates want Bill 44 repealed?

Mike Hurley's platform promises to keep pressing the Province to repeal Bills 25, 44 and 47. As of October 8, 2026, no other mayoral platform we read calls for repeal. Burnaby First wants tighter City limits on these homes within the law.

What does Burnaby First mean by "monster homes"?

A footnote on the Burnaby First platform defines the term as small-scale multi-unit housing, which is the City's name for the multiplex homes covered in this guide. The party proposes rules to fit new homes to the size of nearby houses, more on-site parking and tree replacement.

Why can two new fourplexes on one street differ in size?

Freshet News reported in November 2025 that applications made up to October 22, 2025 would be handled under Burnaby's earlier, larger limits. Later applications face the reduced height and floor area. Ask the listing agent which rules a home was approved under, and compare the floor plans of any two buildings you are considering.

Can I vote in Burnaby if I just bought a home there?

If you live in Burnaby, you need to be 18, a Canadian citizen and a BC resident for at least six months. If you own but live elsewhere, you may vote as a non-resident property elector after owning the property for 30 days and living in BC for six months, with forms the City lists online.

What ID do I need to vote in Burnaby?

Bring your voter card and one piece of ID. If you are not registered, bring two pieces of ID that show your identity and home address, one with your signature. The City accepts items such as a BC driver's licence, a BC Services Card, a utility bill or a City property tax notice.

Is the Burnaby Citizens Association running a mayoral candidate?

No. Councillor Sav Dhaliwal told Freshet News in March 2026 that the BCA would not put up a mayoral candidate. The BCA is running eight council candidates, four of them sitting councillors, and two of its candidates say in their profiles they have worked with Mayor Hurley.

Which current council members are not running again?

Pietro Calendino, Sav Dhaliwal and Alison Gu sit on the current Council but are not on the September 21, 2026 list of candidates. Mayor Hurley and councillors Keithley, Richard T. Lee, Santiago, Tetrault and Wang are running again, which means at least three of the eight council seats will go to new people.

Does MultiLiving endorse a candidate?

No. MultiLiving helps buyers of every political view find brand new homes. This guide reports what each campaign has published, with links, and leaves the decision to you. For the same approach in Vancouver, read our guide to Vancouver's 2026 mayoral candidates. For every Vancouver candidate's full record, see voche.me.

Sources

All sources read October 8, 2026. Campaign pages are the campaigns' own statements.

Whoever wins on October 17, today's homes for sale can be viewed this week. Browse every brand new duplex, triplex and fourplex at MultiLiving properties, or talk to MultiLiving about the Burnaby neighbourhood you are watching.

Burnaby election 2026Burnaby City Councilmultiplex homeshousing policybuyer guide