How to Build a Multiplex in Burnaby
Your 2026 guide to Burnaby's R1 Small-Scale Multi-Unit Housing (SSMUH) district: eligibility, permits, costs, financing, and timelines for 3-6 unit developments.
Quick overview
- All former R District lots have been rezoned to R1 Small-Scale Multi-Unit Housing (SSMUH)
- Lots up to 280 m² (3,014 sq ft) can accommodate up to 3 primary units
- Lots over 280 m² can accommodate up to 4 primary units
- Lots near Frequent Transit Network Areas (within 400m) can accommodate up to 6 primary units. For projects with 5 or more dwelling units, a registered architect is required under the Architects Regulation.
- No maximum floor area limits -- buildable volume defined by height, setbacks, and lot coverage
- Reduced or eliminated parking requirements depending on transit proximity
- Plan approximately 18 months end-to-end, with 5-8 months in permitting
- Median ROE varies by location and lot characteristics
Understanding Burnaby's R1 SSMUH regulations
In 2024, Burnaby implemented comprehensive changes to enable small-scale multiplex development across the city. The new R1 Small-Scale Multi-Unit Housing (SSMUH) district replaced traditional single-family zoning and introduced flexible regulations designed to increase housing supply while maintaining neighborhood character.
Key Changes:
- Maximum floor area limits removed
- Stratification enabled for primary dwelling units
- Fee simple rowhousing introduced
- Housing forms allowed on lots without lanes
- Minimum parking requirements reduced or removed
How many units can you build?
Small Lots
Up to 280 m² (3,014 sq ft)
Up to 3 units
Applies to every former R District lot
Larger Lots
Over 280 m² (3,014 sq ft)
Up to 4 units
Secondary suites count toward total
Transit-Accessible
281 m² + within 400m of frequent transit
Up to 6 units
Best density potential
Step-by-step process
- Verify R1 SSMUH eligibility: Check lot size, transit proximity, and determine unit capacity (3-6 units)
- Concept and feasibility: Engage architect to test layouts, massing, setbacks, and site coverage
- Development application: Submit site plan, elevations, landscape plan, arborist report to City of Burnaby
- Financing strategy: Secure construction financing and decide on unit retention vs sales approach
- Building Permit: Submit detailed technical drawings for structural, energy, and building code compliance
- Construction: Foundation work, framing, MEP rough-ins, inspections, finishing, and occupancy
- Completion and stratification: Finalize occupancy, stratify units where needed, proceed with sales or rentals
Parking requirements
Within Frequent Transit Network Area
Zero parking required
Lots wholly or partly within 400m of frequent bus stops have no minimum parking requirements
Outside Transit Network Area
0.5 spaces per unit
Required when building three or more primary dwelling units
Typical costs and timelines
Cost Breakdown (Typical 4,800 sq ft Fourplex)
- Land/Ownership: $2.2M (46%)
- Construction: $2.0M (42%)
- Soft costs (design, permits, fees): $380K (8%)
- Contingency: $220K (4%)
- Total: ~$4.8M | Sales: ~$5.8M | Profit: ~$1.0M
Note: Costs vary by specific location and project scope. Burnaby offers competitive land pricing compared to Vancouver.
Timelines (Approximately 18 months total)
- Planning & Design: 2-3 months
- Development Application: 3-5 months
- Building Permit: 2-3 months
- Construction: 9-11 months
- Completion & Sales: 1-2 months
Timelines depend on application completeness and city workload. Burnaby's streamlined SSMUH process can be faster than Vancouver's DP/BP process.
Design considerations
No Maximum Floor Area
Burnaby removed maximum floor area limits. Your buildable volume is now defined by height limits, setback requirements, and lot coverage rules -- giving you more design flexibility.
Height and Setbacks
Work closely with your architect to maximize unit count while respecting height limits and setback requirements. Corner lots and lots with lane access offer additional flexibility.
Stratification Options
Primary dwelling units can be stratified for individual ownership. Secondary suites remain tied to the principal title. Consider fee simple rowhousing as an alternative to strata.
FAQs
How many units can I build on my Burnaby lot?
Lots up to 280 m² accommodate three primary units, larger lots accommodate four, and lots at least 281 m² inside a Frequent Transit Network Area support up to six primary units. Secondary suites count toward the total.
Do I need off-street parking under the new R1 rules?
Within a Frequent Transit Network Area, no off-street parking is required. Outside those areas, provide 0.5 spaces per primary dwelling unit when building three or more units.
Can I stratify and sell individual units?
Yes. Primary dwelling units can be stratified for individual ownership, allowing you to sell units separately. Secondary suites must remain tied to the principal title.
What is fee simple rowhousing?
Burnaby introduced fee simple rowhousing as an alternative to strata ownership. Each unit sits on its own titled lot, eliminating strata fees and providing clearer ownership boundaries.
How does Burnaby compare to Vancouver for multiplex development?
Burnaby offers more flexible floor area regulations (no FSR caps), competitive land prices, and similar or better transit access in many areas. Development timelines can be slightly faster with streamlined SSMUH approvals.
What if my lot doesn't have lane access?
All new housing forms are now allowed on lots without lanes under Burnaby's R1 SSMUH regulations. Your architect can design solutions for access, parking, and services from the front street.
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View Complete Burnaby Multiplex Regulations →Compare Vancouver vs Burnaby
Considering both cities? Burnaby's R1 SSMUH regulations offer unique advantages including no floor area caps and competitive land prices, while Vancouver offers established market liquidity.