Practical Resource | Step-by-Step
The Complete Bill 44 Guide: From Eligibility to Completed Build
A practical, step-by-step resource for homeowners and investors navigating multiplex development under Bill 44. Checklists, timelines, cost benchmarks, and common mistakes to avoid.
8-step development process
Step 1 - 1 day
Check eligibility
Confirm your lot is in an SSMUH zone, meets frontage and area minimums, and has lane access. Use the VanPlex address lookup for an instant check.
Step 2 - 4-6 weeks
Run feasibility
Commission a site survey, preliminary massing study, arborist review, and financial pro forma. This determines if the project pencils before design spending.
Step 3 - 6-10 weeks
Design and drawings
Engage architect, structural engineer, and energy consultant to develop full drawing packages for Development Permit submission.
Step 4 - 4-6 months
Development Permit
Submit the DP application with site plan, elevations, landscape plan, rainwater management, and arborist report. Respond to city comments as they arise.
Step 5 - 4-8 weeks
Secure financing
Lock construction financing, finalize the builder contract, and align the sales or rental strategy. Pre-sales may be required by your lender.
Step 6 - 2-3 months
Building Permit
Submit detailed construction drawings for code compliance, structural, mechanical, and energy modelling review.
Step 7 - 10-14 months
Construction
Execute excavation, foundation, framing, mechanical and electrical rough-ins, inspections, finishes, landscaping, and final occupancy.
Step 8 - 4-8 weeks
Completion
Obtain occupancy, complete stratification if applicable, finalize unit sales or tenant placement, and close out construction financing.
Total timeline: approximately 18-24 months. Steps 4 and 5 can overlap to compress the schedule by 2-3 months.
Eligibility checklist
Before investing in design and consultants, confirm these fundamentals. Any single item can derail a project if discovered late.
Lot requirements
- ✓ Property is in a municipality with an adopted SSMUH bylaw
- ✓ Lot meets minimum frontage (varies by city: 10m-15m)
- ✓ Lot meets the minimum area threshold for the target unit count
- ✓ Lane access is available (required in many cities)
- ✓ Property is not in the Agricultural Land Reserve (ALR)
- ✓ No heritage designation blocks redevelopment
Site conditions
- ✓ Sewer and water capacity are confirmed or upgradeable
- ✓ Tree survey is completed and protected trees are identified
- ✓ Slope and drainage conditions are understood
- ✓ No environmental contamination issues exist (Phase 1 ESA if needed)
- ✓ Electrical and gas service is adequate for multiplex use
- ✓ Geotechnical conditions are suitable (no peat or major water table issues)
Common mistakes and how to avoid them
Mistake
Underestimating soft costs
How to avoid
Budget $150K-$250K for design, permits, fees, surveys, and consultants. These are real costs, not contingency.
Mistake
Ignoring tree protection
How to avoid
Commission an arborist report early. Protected trees can restrict buildable area and add $20K-$50K in protection costs.
Mistake
Starting design before servicing
How to avoid
Confirm sewer, water, and utility capacity before committing to design. Servicing upgrades can add months and significant cost.
Mistake
Choosing the wrong builder
How to avoid
Select a builder with completed multiplex projects. Ask for references and verify permit history with the city.
Mistake
Late financing
How to avoid
Begin lender conversations during design. Construction loans take 6-10 weeks to arrange and rates can change.
Cost benchmarks by project phase
Pre-construction costs
- Feasibility study: $5,000-$15,000
- Architectural design: $60,000-$120,000
- Engineering (structural, mechanical): $20,000-$40,000
- Surveys and reports: $8,000-$15,000
- Permit fees: $15,000-$30,000
- DCLs (varies by city): $80,000-$200,000
Construction costs
- Demolition: $25,000-$50,000
- Construction ($350-$450/sq ft): $1.5M-$2.8M
- Landscaping: $30,000-$60,000
- Utility connections: $15,000-$35,000
- Contingency (10%): $150,000-$300,000
- Financing costs: $80,000-$160,000
Want More Details?
For complete case studies, detailed financial models, and neighbourhood-level analysis, read our comprehensive multiplex development guide.
Read the Complete Multiplex Development Guide →Start your Bill 44 project
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