July 2026 — Bill 25 Compliance Deadline Has Passed
The June 30, 2026 deadline has passed. Most Metro Vancouver municipalities met it. The notable exception remains the District of North Vancouver, which formally refused Bill 25 enforcement in April 2026 and is now under active provincial oversight — the Province can impose minimum site standards by regulation, overriding local bylaws. All other major Metro Vancouver cities are operating normally. See the updated municipal scorecard below.
Quick takeaway: Mid-2026 is where SSMUH crossed from early adopter to mainstream. The June 30, 2026 Bill 25 deadline has now passed. Vancouver and Burnaby have proven the model, Surrey is processing volume, Tri-Cities and Fraser Valley municipalities are operational, and only District of North Vancouver remains outside compliance — under active provincial oversight. Here is what that means for permits today.
What is SSMUH and why it matters in 2026
Small-Scale Multi-Unit Housing (SSMUH) is British Columbia’s answer to the mismatch between single-family zoning and housing demand. After Bill 44 passed, every municipality with more than 5,000 residents must legalize 3–6 primary dwelling units on lots that previously allowed only one detached home. For a deeper look at how this framework works, see our SSMUH guide.
2025 was about early execution. 2026 is about scaling—and the cities with streamlined processes are capturing capital, trades, and development momentum.
Municipal scorecard (June 2026 — updated)
| City | Status | Bill 25 Compliant | Permit Timeline | Key Notes |
|---|---|---|---|---|
| Vancouver | Active (R1-1) | ✓ Yes — pre-existing | DP 8–10 mo / BP 3–5 mo | Net Zero bonus, 6 units strata, 8 units rental |
| Burnaby | Active (R1 SSMUH) | ✓ Yes | DP 6–8 mo / BP 4–5 mo | No FSR cap, FTNA parking relief, fee-simple rowhouses |
| Surrey | Active (city-wide rezoning) | ✓ Yes | DP 6–9 mo / BP 4–6 mo | Servicing reviews critical; SkyTrain alignment key |
| City of North Vancouver | Active (RS-1 adopted Dec 2025) | ✓ Yes | DP 8–12 wks / build 14–18 mo | 4,900 lots; 6-unit corridor St. Andrews–Mahon |
| District of North Vancouver | In review | ✗ Refused Bill 25 (Apr 2026) | N/A — under provincial oversight | Province may impose minimum standards |
| Coquitlam | Active | ✓ Yes | DP 7–10 mo / BP 4–5 mo | Evergreen Line overlays, 22,131 eligible lots |
| Port Coquitlam | Active | ✓ Yes | DP 6–8 mo / BP 4–5 mo | Corridor nodes & servicing finalized |
| Maple Ridge | Active | ✓ Yes | DP 7–9 mo / BP 4–6 mo | Rural servicing, stormwater upgrades complete |
| Langley (City & Township) | Active | ✓ Yes | DP 7–9 mo / BP 4–5 mo | Joint policy alignment, transit-oriented nodes |
| New Westminster | Active | ✓ Yes | DP 6–8 mo / BP 3–4 mo | Heritage overlays, multiplex near SkyTrain |
| Richmond | Active (RSM zoning) | ✓ Yes | DP 6–9 mo / BP 4–5 mo | 25,895 eligible lots in RSM zone |
| Fraser Valley (Abbotsford, Chilliwack, Mission) | Active | ✓ Yes | DP 6–9 mo / BP 4–6 mo | ALR proximity, hillside soils, infrastructure |
| Sea-to-Sky (Squamish, Whistler, Pemberton) | Emerging pilots | Partial | Case-by-case | Servicing capacity, worker housing priority |
Timeline tracker for 2026
-
Q1 2026
- All remaining Metro Vancouver municipalities now accepting SSMUH applications
- Fraser Valley intake fully operational
- VanPlex scaling multiplex delivery across 6+ municipalities
-
Q2 2026
- Expected permit fast-track expansion in Surrey and Burnaby
- Province releases updated SSMUH financing guidance
- Sea-to-Sky municipalities finalize worker housing priority lanes
-
Q3 2026
- First wave of 2026 SSMUH completions expected across Metro Vancouver
- Resale market data for stratified multiplex units becomes meaningful
- VanPlex targets 20+ active SSMUH projects in delivery
-
Q4 2026
- Annual SSMUH permit volume data released by municipalities
- 2027 policy refinements based on market feedback
- Financing products mature with track record data
Permitting intelligence by city
Vancouver: R1-1 is the SSMUH proof point
Vancouver’s R1-1 zone is the furthest along of any Metro city — with the most active permit queue and the clearest design standards for six-unit builds. VanPlex maintains a weekly playbook of R1-1 permit bulletins. Expect 12–18 month timelines when you include design coordination, Net Zero modelling, and finance approvals. We are scaling multi-generational sixplexes on 33’ and 50’ lots with stratified sale and retained rentals.
Burnaby: R1 SSMUH attracts fee-simple builders
Burnaby’s R1 SSMUH zone removed FSR caps, which shifts the focus to building envelope management. The biggest unlocks:
- 6 units near Frequent Transit Network stops
- Fee-simple rowhomes without rear lanes
- Stratified multiplexes where secondary suites still count toward the total
Surrey: Servicing and parking determine speed
Surrey’s staff are scrutinizing off-site servicing and parking design. Facilitate approvals by:
- Providing early civil and electrical load letters
- Coordinating arborist and geotech reporting before intake
- Leveraging FTN area exemptions to limit parking stalls
Tri-Cities and Fraser Valley: Now accepting applications
Port Coquitlam, Maple Ridge, and Fraser Valley municipalities are now fully operational for SSMUH intake. VanPlex is executing lot-specific feasibility packs and permit submissions across these newly active markets.
Financing signals
Lenders are catching up with SSMUH. Credit unions are underwriting 70–75% LTC for experienced builders, while private lenders bridge pre-sales. Key underwriting proof points:
- Builder track record in multiplex/gentle density
- Documented demand (waitlists, community interest)
- Detailed pro forma with realistic absorption timelines
- Energy model + Net Zero approaches (where applicable)
VanPlex’s finance desk packages these deliverables and pairs them with construction schedules and draw calendars.
How VanPlex is executing SSMUH in 2026
We run an address-first program: feasibility, design coordination, permit shepherding, financing, and construction delivery. For each city we provide:
- Feasibility Pack: Unit mix options, servicing constraints, preliminary budgets
- Consultant Matrix: Who needs to be engaged and when, plus SSMUH-specific scopes
- Permit Tracker: Intake checklist, city timelines, reviewer notes
- Capital Plan: Lender-ready pro forma, draw schedule, sales vs. rental decision tree
Our goal is simple: deliver multiplexes and gentle density forms that stabilize neighbourhoods while unlocking owner and investor returns.
Next steps for homeowners & investors
- Check your address: Run the VanPlex lookup tool to confirm eligibility and unit capacity.
- Request your SSMUH feasibility pack: We deliver a tailored analysis with timeline, budget, and recommended delivery model.
- Book a planning session: Align financing, design, and construction execution so you are ready the moment bylaws permit intake.
Ready to unlock your lot? Start with the property lookup or contact our team for a dedicated SSMUH strategy call.
