Vancouver | Bill 44
Bill 44 in Vancouver: R1-1 Zoning and Multiplex Development
Bill 44 replaced Vancouver's single-family zones with R1-1, enabling 4 to 6 unit multiplexes by right. Here is how the new zoning works, what you can build, and what it costs.
What Bill 44 changed in Vancouver
Before Bill 44, Vancouver's RS zones limited most lots to a single-family home with a secondary suite and laneway house. The province's legislation forced the city to adopt R1-1 zoning, which permits multiplex developments of 3 to 6 units without a rezoning application.
R1-1 applies to lots with a minimum frontage of 13.4 metres (approximately 44 feet). Lots wider than 15.24 metres (50 feet) unlock additional unit configurations and design flexibility, including side-by-side and stacked layouts with stratified ownership.
Vancouver R1-1 key numbers
- Minimum frontage: 13.4m for 3-4 units, 15.24m for 5-6 units
- FSR: 1.0 base, 1.25 with net-zero energy bonus
- Height: Up to 3 storeys (11m typical)
- DCL fees: ~$30-$40 per sq ft depending on district
- Permit timeline: 6-9 months (DP + BP combined)
Before and after Bill 44 in Vancouver
| Category | Pre-Bill 44 | Post-Bill 44 |
|---|---|---|
| Zoning designation | RS-1 through RS-7 (single-family only) | R1-1 (multiplex by right) |
| Units permitted | 1 principal dwelling + 1 secondary suite + 1 laneway | 3-6 primary units (up to 8 rental-only) |
| FSR | 0.6-0.7 typical | 1.0 base, 1.25 with net-zero bonus |
| Parking minimums | 1-2 stalls per dwelling | 0 near frequent transit |
| Ownership model | Single title only | Stratified ownership, fee-simple options emerging |
| Approval pathway | Rezoning required for anything beyond SFH | Development Permit (no rezoning needed) |
Net-zero bonus: 25% more floor area
Vancouver incentivizes energy-efficient construction through an FSR bonus. Projects that meet net-zero energy ready standards can build to 1.25 FSR instead of the base 1.0. On a standard 33-foot lot, this translates to roughly 700 to 900 additional square feet of sellable or rentable space.
Achieving net-zero typically adds $15 to $25 per square foot in construction costs but can increase per-unit sale prices by $30,000 to $60,000. The economics are favourable on most Vancouver lots, especially those targeting the 5 to 6 unit range where the additional area compounds across multiple units.
Vancouver DCL fees and permit costs
Development Cost Levies
Vancouver charges DCLs based on floor area and district. For multiplex projects, expect $30 to $40 per square foot. A 5,000 sq ft fourplex would incur $150,000 to $200,000 in DCLs alone.
Some waiver programs exist for rental housing. Check current city schedules before finalizing your pro forma.
Permit fee estimates
- Development Permit: $5,000-$12,000
- Building Permit: $8,000-$20,000
- Utility connections: $15,000-$35,000
- Arborist / survey / geotech: $8,000-$15,000
- Design consultants: $80,000-$150,000
Want More Details?
For in-depth financial analysis, case studies, and step-by-step permitting guidance for Vancouver multiplexes, read our complete guide.
Read the Complete Vancouver Multiplex Guide →Check your Vancouver lot under Bill 44
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