British Columbia | Provincial Legislation
Bill 44: BC's Multiplex Zoning Legislation
Passed in late 2023, Bill 44 mandates that every BC municipality over 5,000 people allow multi-unit housing on single-family lots. Here is what the legislation requires and how cities are responding.
What Bill 44 mandates
Bill 44 (Housing Statutes Amendment Act) is the provincial law that forces municipalities to legalize multiplex housing. It overrides local zoning bylaws that historically restricted lots to single-family homes, requiring cities to allow 3 to 6 dwelling units depending on lot characteristics and transit proximity.
The legislation applies to all municipalities with populations exceeding 5,000. Cities must adopt compliant bylaws by prescribed deadlines or face automatic application of provincial zoning standards. This is the most significant zoning reform in BC's history.
Bill 44 at a glance
- Passed: November 2023 (Q4 2023)
- Scope: ~70 municipalities (90%+ of BC population)
- Unit range: 3-6 units per lot, based on size and transit
- Implementation: Staggered deadlines starting June 2024
- Enforcement: Provincial standards apply if cities miss deadlines
Bill 44 vs SSMUH: understanding the difference
Bill 44 and SSMUH are related but distinct concepts. Bill 44 is the provincial law that creates the mandate. SSMUH (Small-Scale Multi-Unit Housing) is the policy framework that municipalities use to implement that mandate through local bylaws, design guidelines, and zoning districts.
Bill 44 (the law)
- Provincial legislation with legal force
- Sets minimum density requirements
- Defines compliance deadlines
- Provides enforcement mechanisms
- Cannot be overridden by municipal bylaws
SSMUH (the framework)
- Municipal implementation of Bill 44
- Defines specific zoning districts (e.g. R1-1, R1 SSMUH)
- Sets local setbacks, height, and design rules
- Establishes permitting processes
- Varies city to city within Bill 44 parameters
Implementation timeline
November 2023
Bill 44 receives Royal Assent, becoming law. Municipalities receive implementation guidance and deadlines.
Q2 2024
Vancouver (R1-1) and Burnaby (R1 SSMUH) adopt compliant bylaws. First wave of Metro Vancouver cities achieve compliance.
Q4 2024
Surrey, New Westminster, Coquitlam, and additional cities finalize SSMUH bylaws. Province releases updated implementation guidance.
2025-2026
Remaining municipalities finalize bylaws. Fraser Valley and smaller centres complete adoption. Permitting processes stabilize.
How cities are responding to Bill 44
Vancouver
Created R1-1 district replacing all RS zones. 4-6 units by right with net-zero FSR bonus.
Burnaby
Consolidated R1-R10 into unified R1 SSMUH. 3-6 units tiered by lot size and transit proximity.
Surrey
City-wide SSMUH rezonings with focus on servicing capacity and neighbourhood context.
Coquitlam
Bill 44 SSMUH bylaw adopted; Evergreen Line proximity boosts unit potential to 4-6.
New Westminster
SSMUH permitted near SkyTrain with historic neighbourhood design overlays.
North Vancouver
SSMUH adoption confirmed with hillside design and wildfire interface considerations.
Want More Details?
For a deep dive into Bill 44's impact on BC housing, investment strategies, and city-by-city analysis, read our comprehensive article.
Read: The Rise of Multiplex Housing Under Bill 44 →Check your property under Bill 44
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