The Complete Guide to Burnaby Multiplex Development in 2026
Burnaby R1 zoning allows up to 3 homes on any lot, up to 4 homes on lots of 281 m² or more, and up to 6 homes on lots of 281 m² or more inside a Frequent Transit Network Area (within 400 m of a frequent bus stop). Secondary suites count toward those totals. The rules are in the R1 District of Burnaby Zoning Bylaw No. 14815, in force since July 1, 2026: street yard 4.0 m, lane yard 1.5 m, side yard 1.2 m, rear yard 3.0 m, 3 storeys and 10 m for the front building, and lot coverage of 40% for 3 to 4 homes or 45% for 5 to 6.
TL;DR (Key Takeaways)
- R1 SSMUH zoning consolidated all 12 former R Districts into one uniform zone (August 2024)
- Lots under 281 m²: Up to 3 homes, secondary suites included
- Lots of 281 m² or more: Up to 4 homes
- Lots of 281 m² or more inside an FTNA: Up to 6 homes, within 400 m of a frequent bus stop
- Setbacks (Bylaw 14815): street 4.0 m, lane 1.5 m, side 1.2 m, rear 3.0 m
- October 2025 change: Height reduced from 4 to 3 storeys (33% floor area reduction)
- Key benefits: No max floor area limits, stratification enabled, fee simple rowhousing option
- Parking: Reduced or eliminated near Frequent Transit Network Areas
Burnaby’s housing landscape has changed dramatically since 2024. The R1 SSMUH reform, aligned with BC’s Bill 44, lets you build 3–6 units on lots that used to allow only one house. Here’s exactly what your lot qualifies for — and what it costs to get there.
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Check your Burnaby address →Understanding Burnaby’s R1 SSMUH Zoning Reform
What Changed in August 2024
In August 2024, Burnaby consolidated all legacy R Districts (R1 through R12) into a single R1 Small-Scale Multi-Unit Housing District. This sweeping change affects every former single-family lot in the city, creating uniform standards for multiplex development.
Key changes include:
- All R District lots rezoned into R1 SSMUH
- Up to 3-6 primary dwelling units permitted based on lot size and transit proximity
- Maximum floor area limits removed (height, setbacks, and lot coverage now define buildable volume)
- Stratification enabled for primary units
- Fee simple rowhousing introduced as alternative to strata
- Minimum parking requirements removed or reduced in Frequent Transit Network Areas
- All housing forms now permitted on lots without lanes
October 2025 Council Update: Height Reduction
Important Update: On October 14, 2025, Burnaby Council voted to reduce the multiplex building envelope from four storeys to three storeys in response to neighborhood concerns about scale.
According to analysis from Vancouver Needs More Housing:
- 33% reduction in achievable gross floor area for single-building multiplexes
- 45% reduction when front and rear principals share a lot
- Estimated $100 per square foot added to land costs for multiplex units
If you secured permits under the original August 2024 framework, confirm with Planning whether your project remains grandfathered. New projects should model the three-storey cap.
Eligible Lots and Unit Counts
The number of units you can build depends on two factors: lot size and proximity to frequent transit.
The lot size line is 281 m²
Section 1.1.5 of Burnaby Zoning Bylaw No. 14815 (in force July 1, 2026) sets a minimum lot area of 281 m² for 4 to 6 homes. Every count below includes secondary suites.
Unit Counts by Lot Size (Bylaw 14815)
1. Lots under 281 m² (3,025 sq. ft.)
- Up to 3 homes
- 76 of 28,586 R1 lots carry the City’s 3-home maximum
2. Lots of 281 m² or more, outside an FTNA
- Up to 4 homes
- 16,681 of 28,586 R1 lots carry the City’s 4-home maximum
3. Lots of 281 m² or more, inside a Frequent Transit Network Area
- Up to 6 homes
- Lot must be wholly or partly within 400 m of a frequent bus stop
- 11,829 of 28,586 R1 lots carry the City’s 6-home maximum
Frequent Transit Network Areas (FTNA)
FTNAs include all lots within 400 metres of a bus stop with frequent service:
- At least one route with buses every 15 minutes on average
- Service standard applies 7am–7pm Monday–Friday
- Service standard applies 10am–6pm weekends
In the City’s own unit stamp, 11,829 of Burnaby’s 28,586 R1 lots (41.4%) are inside an FTNA and carry the 6-home maximum.
Check your FTNA status: Go to BurnabyMap, search your address, then activate the “Frequent Transit Network Areas” layer under Planning and Building. If any part of your lot falls inside the shaded boundary and the lot is 281 m² or more, you qualify for up to 6 homes. If you’re unsure, the VanPlex address checker reads FTNA eligibility automatically from City data.
⚠️ July 1, 2026 Bylaw Rewrite
Burnaby Zoning Bylaw No. 14815 came into force July 1, 2026 and replaced the 1965 bylaw. The R1 rules on this page are read from the City’s consolidated copy, Zoning Bylaw 14815 (PDF), Part 3, Section 1.1. Confirm with Burnaby Planning or your architect before submitting drawings.
Housing Forms You Can Build
The R1 SSMUH District permits flexible housing configurations:
1. Single-Family with Secondary Suite and/or Laneway Home
Keep your principal home while adding rental income. Laneway homes are now permitted even on lots without lanes.
2. Can I Build a Duplex on My Lot in Burnaby?
Yes. A duplex is allowed on every R1 lot in Burnaby: Bylaw 14815 defines it as a building with two primary dwelling units, and each of the two homes may hold one secondary suite. The rules for a lot with 1 or 2 homes (Section 1.1.5) are:
| Rule | Lot with 1 or 2 homes |
|---|---|
| Minimum lot area | None |
| Lot coverage | 40%, or 30% on lots over 567 m² |
| Permeable surface | At least 40% of the lot |
| Front building height | 2.5 storeys (basement or cellar included), 10 m with a sloping roof or 9.5 m with a flat roof |
| Setbacks | Front 4.0 m, flanking street 3.0 m, lane 1.5 m, rear 3.0 m, side 1.2 m |
| Two buildings on the lot | 2.4 m apart side by side, 6.0 m apart front to rear |
| Bedrooms | At least 1 home with 3 or more bedrooms (Section 1.1.3) |
| Outdoor space | Each of the two homes gets its own space, at least 2.0 m wide and 10.0 m² (Section 1.1.3) |
| Street entrance | At least one home has its main entrance facing the street (Section 1.1.3) |
Suites count as homes. A duplex with one suite is 3 homes, so the 3 to 4 home column applies: 3 storeys and 40% coverage. A duplex with a suite in each half is 4 homes and needs a lot of 281 m² or more. Each suite stays on the same title as the home it sits in and cannot be sold on its own strata lot (Part 6, Section 3.1). To see how many homes your own lot allows, start with the VanPlex address checker, and compare the costs of the two forms in duplex vs fourplex on a 33 ft Vancouver lot.
3. Multiplex Dwellings (3-6 units)
Stacked or side-by-side configurations delivering multiple front doors within one building envelope.
4. Fee Simple Rowhousing
Narrow fee simple lots with no side yards, avoiding strata while meeting minimum frontage requirements.
5. Cottage Court
Multiple detached dwellings around a shared open space, providing family-oriented homes on a single lot.
Financial Analysis: The Numbers That Matter
Development Costs Breakdown
Here’s a typical cost structure for a 5,800 sq foot fourplex development in Burnaby:
Assuming market sales rates (highly location specific, using median sale value of $1,100 per sq ft for Burnaby):
- Total Sales Value: 5,800 sq ft × $1,100 = $6,380,000
Typical cost to buy land (or homeowner’s equity already earned) plus design, permit, build, finance and sell the fourplex:
| Cost Category | Amount (CAD) | Percentage |
|---|---|---|
| Land Acquisition / Ownership | $2,600,000 | 48% |
| Construction | $2,320,000 | 43% |
| Soft Costs | $325,000 | 6% |
| Contingency | $175,000 | 3% |
| Total Cost | $5,420,000 | 100% |
Profit Pre-Tax: $6,380,000 - $5,420,000 = $960,000
6-Unit FTNA Example
For lots inside a Frequent Transit Network Area (≥281m²), the 6-unit option changes the math significantly. Here is a comparable example on the same lot size:
| Cost Category | 4-Unit (standard lot) | 6-Unit FTNA lot |
|---|---|---|
| Land / Equity | $2,600,000 | $2,600,000 |
| Construction (400/sf) | $2,320,000 | $3,240,000 |
| Soft Costs | $325,000 | $420,000 |
| Contingency | $175,000 | $220,000 |
| Total Cost | $5,420,000 | $6,480,000 |
| Total Sales Value | $6,380,000 | $9,240,000 |
| Gross Profit | $960,000 | $2,760,000 |
The 6-unit adds ~$1M in build cost but generates ~$2.8M more in revenue — the uplift comes from two extra units, not from spending proportionally more. FTNA proximity is the highest single factor that changes a project’s profit. Run your address through VanPlex to see which tier applies to your lot.
Return on Investment
Returns in Burnaby vary widely depending on lot size, FTNA status, and market timing. Based on active projects tracked by VanPlex (fall 2025 data):
- Return on Equity (ROE): Ranges from NIL to over 100%. Median return is 18%
- Internal Rate of Return (IRR): Ranges from NIL to 45% for properties with ROE above 80%
- Development Timeline: Approximately 18–22 months from initial planning to unit sales
Burnaby’s construction costs — averaging $400–$450/sf in Q1 2026 — run 10–15% below Vancouver’s West Side, which widens the margin on comparable projects. Run your own property analysis at VanPlex to see current numbers for your specific address.
Burnaby Permit Fees 2026
Permit fees increased 3.79–5.51% in 2026. The table below shows representative costs for a typical Burnaby multiplex project (fees scale with construction value — confirm current rates at burnaby.ca):
| Fee Type | Typical Amount (2026) |
|---|---|
| Development Permit application | $5,000–$12,000 |
| Building Permit (per $1M construction value) | ~$9,800–$12,500 |
| Development Cost Charges (per unit) | $18,000–$28,000 |
| Arborist / tree removal review | $2,000–$5,000 |
| Occupancy Permit | $1,500–$3,000 |
| Estimated total soft costs (permits + consultants) | 15–20% of hard construction costs |
A typical 700 sq ft laneway addition in 2026 incurs approximately $29,500 in cumulative permit and inspection fees — $1,850 more than 2025. For a full fourplex, budget $80,000–$150,000 for permit fees alone before consultant fees.
Key Regulations Snapshot
Maximum Building Height
For 3 to 6 homes, the front building may be 3 storeys (basement or cellar included) and 10 m with a sloping roof or 9.5 m with a flat roof. A rear building may be 2 storeys and 7.5 m (7.0 m flat roof). With 1 to 2 homes the front building is limited to 2.5 storeys. Source: Bylaw 14815, Section 1.1.5.
Minimum Floor Areas
Bylaw 14815 sets the minimum size of each home in R1 by its number of bedrooms (Part 4, Section 3.2.2.1):
- Studio: 37 m²
- 1 bedroom: 56 m²
- 2 bedrooms: 90 m²
- 3 bedrooms: 111 m²
- 4 bedrooms: 125 m²
- Secondary suite: 32.52 m²
Maximum Lot Coverage
| Homes on the lot (suites included) | Maximum Coverage |
|---|---|
| 1 to 2 homes | 40% (30% on lots over 567 m²) |
| 3 to 4 homes | 40% |
| 5 to 6 homes (FTNA only) | 45% |
| Rowhouse lots | 55% |
Minimum Setbacks
| Yard Type | Setback |
|---|---|
| Front street yard | 4.0 m (3.0 m for rowhouses) |
| Flanking street yard (corner lot) | 3.0 m |
| Lane yard | 1.5 m |
| Interior side yard | 1.2 m (0 m at a rowhouse party wall) |
| Interior rear yard | 3.0 m (1.5 m for accessory buildings) |
Building Separations
- 2.4 m between accessory buildings and side-by-side principal structures
- 6.0 m front-to-back separation required
Permeable Surfaces
At least 40% of the lot must stay permeable with 1 to 4 homes, and at least 30% with 5 to 6 homes or on a rowhouse lot.
Parking Requirements
Inside Frequent Transit Network Area: No off-street parking required
Outside FTNA: Plan for 0.5 spaces per primary dwelling unit when building three or more primary units
The Development Process: Step by Step
1. Site Selection and Due Diligence
Critical factors to evaluate:
- Lot dimensions and total area
- Location relative to Frequent Transit Network Areas
- Easements, rights-of-way, and servicing constraints
- Environmental considerations (creeks, ravines, flood plains)
- Heritage register status
- Proximity to transit and amenities
2. Design and Planning
Work with experienced professionals:
- Architect with R1 SSMUH experience
- Civil engineer for site servicing and grading
- Landscape architect for outdoor spaces
- Energy consultant for BC Energy Step Code compliance
3. Permit Applications
Burnaby’s SSMUH projects now have an expedited stream. Typical timeline from application to occupancy:
| Phase | What Happens | Typical Duration |
|---|---|---|
| Pre-application meeting | Confirm zoning, early planning feedback | 2–4 weeks |
| Development Permit | Design review, neighbour notification | 4–6 months |
| Building Permit | Structural/mechanical/electrical review | 2–3 months |
| Construction | Site work through to framing, envelope, finishes | 10–14 months |
| Occupancy Permit | Final inspections, compliance sign-off | 2–6 weeks |
| Total: planning to keys | 18–22 months |
Burnaby’s planning department: [email protected] or (604) 294-7400. The SSMUH expedited stream is separate from standard development permits — confirm your project qualifies at the pre-application meeting.
Want to know how the permit timeline affects your project’s financing?
VanPlex builds the full timeline — design, permits, construction, and sale — into the proforma so you can model your carrying costs accurately.
Run your Burnaby proforma →4. Construction Management
Key considerations:
- Contractor with proven multiplex track record
- Construction scheduling and phasing
- Quality control and City inspections
- Budget monitoring with 10% contingency
- Material selection for durability
Learn more about our comprehensive Burnaby multiplex development services including construction management and turn-key solutions.
5. Marketing and Sales
Strategies for success:
- Professional photography and virtual tours
- Targeted marketing to families and young professionals
- Competitive pricing analysis against comparable multiplexes
- Strategic timing to capture seasonal demand
Maximizing Your Investment
Energy Efficiency and Sustainability
Burnaby encourages energy efficiency through various incentives:
- BC Energy Step Code compliance required
- Reduce operating costs by 20-30%
- Attract environmentally-conscious buyers
- Potential for higher sales values
- Access to municipal energy rebates
Design for Market Demand
Consider Burnaby’s buyer profile:
- Family-oriented floor plans (3+ bedrooms)
- Work-from-home office spaces
- Outdoor living areas
- Storage solutions
- Transit accessibility
Leverage Transit Proximity
Properties near SkyTrain stations command premium pricing:
- Edmonds Station area
- Metrotown vicinity
- Brentwood Town Centre
- Lougheed Town Centre
Common Pitfalls to Avoid
- Ignoring the October 2025 height reduction: Confirm your design complies with three-storey limit
- Underestimating FTNA benefits: Properties in transit areas have lower parking costs and higher density
- Inadequate contingency planning: Keep 10% buffer for unexpected site conditions
- Poor contractor selection: Vet thoroughly and check Burnaby-specific references
- Overlooking site constraints: Address easements, ravines, and environmental factors early
Burnaby-Specific Advantages
Lower Construction Costs
Burnaby typically sees 10-15% lower construction costs than Vancouver’s West Side, improving profit margins.
Strong Family Market
Burnaby’s reputation for excellent schools and family amenities creates strong end-user demand for multiplex units.
Transit Infrastructure
Ongoing SkyTrain expansion and frequent bus service support density near major corridors.
Municipal Support
Burnaby’s consolidated R1 SSMUH regulations provide clarity and streamlined approvals compared to legacy zoning.
Future Outlook
The multiplex market in Burnaby shows strong fundamentals:
- Growing population with limited land supply
- Transit-oriented development emphasis
- Provincial support through Bill 44
- Family-oriented market seeking ground-oriented housing
- Lower construction costs than Vancouver
Take Action Today
The opportunity to develop multiplex properties in Burnaby has never been clearer. With the right approach, knowledge, and team, you can create profitable developments that serve Burnaby’s housing needs while building long-term wealth.
Next Steps
- Enter your Burnaby address at www.vanplex.ca to find out your feasibility and profit potential under R1 SSMUH regulations
- Download the official City of Burnaby R1 SSMUH summary to review detailed regulations
- Check if your property is within a Frequent Transit Network Area on BurnabyMap
- Review our full-service multiplex development services including feasibility analysis, permitting, and construction
- Schedule a call with VanPlex for architectural preliminary design and construction financing guidance
Remember, successful multiplex development in Burnaby requires understanding the R1 SSMUH regulations, planning for the three-storey envelope, and working with professionals who know the local market. With Burnaby’s strong fundamentals and supportive policy environment, the rewards can be substantial.
Frequently Asked Questions About Burnaby Multiplex Development
How many units can I build on my Burnaby lot?
Under Burnaby Zoning Bylaw No. 14815 (in force July 1, 2026), it depends on two things: lot size and whether your lot is inside a Frequent Transit Network Area (FTNA). Any R1 lot allows up to 3 homes. Lots of 281 m² (3,025 sq ft) or more allow up to 4 homes. Lots of 281 m² or more within 400 m of a frequent bus stop (the FTNA) allow up to 6 homes. Secondary suites count toward each total. You can check your FTNA status on BurnabyMap or by entering your address at VanPlex.
What is the R1 SSMUH zone in Burnaby?
The R1 Small-Scale Multi-Unit Housing District is Burnaby’s unified residential zone, created in August 2024 by consolidating all 12 former R Districts (R1–R12) into one. Every former single-family lot in the city now sits in R1 SSMUH, which allows 3–6 dwelling units as of right. You do not need to rezone. Stratification and fee simple rowhousing are both permitted.
How long does a Burnaby multiplex permit take?
From submitting a Development Permit to receiving an Occupancy Permit is typically 18–22 months total, including construction. The Development Permit itself takes 4–6 months; the Building Permit takes 2–3 additional months. Burnaby has an expedited SSMUH stream — confirm whether your project qualifies at the pre-application meeting with Burnaby Planning ([email protected]).
What does it cost to build a multiplex in Burnaby in 2026?
Construction costs averaged $400–$450 per square foot in Burnaby in Q1 2026, running about 10–15% below Vancouver’s West Side. For a typical fourplex at 5,800 sq ft, expect roughly $2.3M in construction costs. Add land ($2.6M median), soft costs (~$325K), and a 10% contingency ($175K) and the all-in cost comes to approximately $5.4M. A 6-unit FTNA project at the same land cost runs closer to $6.5M all-in but produces proportionally higher revenue.
Did Burnaby reduce the height limit for multiplexes?
Yes. On October 14, 2025, Burnaby Council voted to reduce the building envelope from four storeys to three storeys (including basement). This reduces achievable gross floor area by about 33% for single-building multiplexes. Rear principal buildings are capped at two storeys. If you received a Development Permit under the original August 2024 framework, confirm with Burnaby Planning whether your project is grandfathered before redesigning.
What changed in Burnaby’s July 2026 zoning bylaw rewrite?
Burnaby’s Zoning Bylaw rewrite came into effect July 1, 2026. The unit tier thresholds (3/4/6 units by lot size and FTNA) are unchanged. Some setback parameters and schedule items were updated. Always verify current setback and coverage rules directly with Burnaby Planning or the current bylaw at burnaby.ca before finalizing drawings.
What is a Frequent Transit Network Area (FTNA) and why does it matter?
An FTNA is any area within 400 metres of a bus stop served by at least one route running every 15 minutes or better (7am–7pm weekdays, 10am–6pm weekends). If your lot is inside an FTNA and is at least 281m², you can build up to 6 units instead of 4 — and you may not need any off-street parking. That extra density dramatically changes the project economics. Key FTNA corridors in Burnaby include the areas near Edmonds Station, Metrotown, Brentwood Town Centre, and Lougheed Town Centre.
Related reading
- How to build a multiplex in Burnaby: permits, costs, and timeline — the step-by-step construction and permit process once you know your lot qualifies
- Burnaby multiplex zoning rules (R1 SSMUH): lot eligibility and unit counts — the authoritative zone map, setback tables, and unit allowances for every Burnaby parcel
- Build-to-rent multiplex in Burnaby: transit density without a rental bonus — how the economics work when you hold the units as long-term rentals rather than selling
- Small-scale multi-unit housing (SSMUH) in BC — how the province lets you build up to 6 units on a single-family lot
- Surrey SSMUH and multiplex zoning — the rules and zone map next door in Surrey
- Vancouver R1-1 multiplex zoning — how Burnaby’s R1 SSMUH compares to Vancouver’s multiplex rules
- BC Multiplex Index: permit supply across every Bill 44 city — tracks how many multiplex permits each municipality has approved since Bill 44 took effect
- Bare land vs building strata for a BC multiplex — how to structure ownership when you plan to sell the finished units, and what stratification costs
- Burnaby home prices: what lots and finished homes sell for: the sale prices your project has to work back from
- Buying a half duplex in Burnaby: what the finished units sell for and what buyers ask before they offer
