What are Surrey's SSMUH zoning zones?

Surrey adopted 9 new SSMUH zones (RA, R1, R2, R3, R4, R5, and more) on July 8, 2024, replacing 20 previous residential zones. These zones are part of Zoning Bylaw 12000, as amended by Corporate Report R109. Each zone is based on lot size and location.

How many units can I build in Surrey under SSMUH?

In Surrey, lots under 280 m2 allow up to 3 units. Lots over 280 m2 allow up to 4 units. Lots at least 281 m2 within a Frequent Bus Stop Area (400 m of a prescribed bus stop) allow up to 6 units. A houseplex (a triplex or fourplex) is listed only in the R3 zone, on a corner lot, a through lot, or a lot with lane access.

Do I need parking for SSMUH in Surrey?

No off-street parking is required for SSMUH within a Frequent Bus Stop Area in Surrey. Approximately 13,000 lots (18% of all SSMUH lots) qualify. Outside these areas, standard parking requirements apply per Zoning Bylaw 12000.

What is gentle density in Surrey?

Gentle density in Surrey refers to small-scale multi-unit housing permitted under Bill 44 SSMUH regulations, including duplexes, triplexes, fourplexes, coach houses, garden suites, and houseplexes. Over 72,000 lots are eligible across Surrey.

What is a Frequent Bus Stop Area in Surrey?

A Frequent Bus Stop Area in Surrey is defined in Schedule F of the Zoning Bylaw as an area within 400 metres of a bus stop served by routes running at least every 15 minutes. About 13,000 lots qualify, enabling up to 6 units and zero parking requirements.

How do I check if my Surrey lot is eligible for SSMUH?

Use the City of Surrey's SSMUH Zoning Lookup Tool on their ArcGIS map or the COSMOS mapping system at cosmos.surrey.ca to check your property's SSMUH zone. You can also call 604-591-4086 or email zoninginquiries@surrey.ca.

How close to my neighbour's fence can I build in Surrey's R1 zone?

In Surrey's R1 zone, a side yard needs a minimum of 1.2 m, and the opposite side yard needs at least 2.4 m. The front yard needs 5.5 m, though this can be reduced for half of the dwelling's frontage. A rear yard along a lane needs 1.8 m for accessory buildings. Confirm exact figures for your zone in Part 13 of Bylaw 12000.

Is there a maximum lot size for SSMUH in Surrey?

Yes, Surrey lots larger than 4,050 square metres, about one acre, are exempt from SSMUH and do not qualify for the 3 to 6 unit allowance. A lot can also be excluded from SSMUH if it sits outside the Metro Vancouver Urban Containment Boundary, carries a hazard or heritage designation, or lacks a water or sewer connection.

Bill 44 Active — Adopted July 8, 2024 • SSMUH review approved July 27, 2026 • Updated August 2026

Surrey SSMUH Multiplex & Gentle Density Guide

Surrey's Bill 44 implementation replaced 20 residential zones with 9 new SSMUH zones, opening 72,000+ lots to multiplex development. Up to 6 units are permitted near frequent transit with zero parking requirements.

Check your Surrey address

Surrey's zoning bylaw is Surrey Zoning By-law No. 12000. Since the City changed it on July 8, 2024, most residential lots can build 3 homes under 280 m², 4 homes from 280 m², and up to 6 homes on lots of at least 281 m² within 400 m of a bus stop with 15-minute service (the Frequent Bus Stop Area), with no rezoning or public hearing and no required parking in that area. A houseplex, a triplex or fourplex that looks like a large house, is listed only in the R3 zone, on a corner lot, a through lot, or a lot with lane access. Over 72,000 Surrey lots are eligible. Source: City of Surrey Zoning By-law 12000 (consolidation of August 5, 2026) and SSMUH page, read October 17, 2026; VanPlex analysis, July 2026.

What is R3 zoning in Surrey?

R3 is Surrey's Urban Residential Zone, Part 15 of Zoning By-law 12000, meant for lots of 560 m² or larger. A lot from 280 m² to under 4,050 m² can hold up to 4 homes as a house, duplex or houseplex, and up to 6 inside a Frequent Bus Stop Area. A houseplex has 3 or 4 homes, no secondary suites, and needs a corner lot, a through lot, or a lane.

Surrey SSMUH at a glance (2026)

✓ 72,000+ eligible lots citywide
✓ 3–6 units as-of-right depending on lot size and location
✓ Zero parking required in Frequent Bus Stop Areas (~13,000 lots)
✓ R3 zone: houseplex of 3 or 4 units on a corner lot, through lot or lane
✓ 9 new SSMUH zones replaced 20 former residential zones
✓ No public hearing required for as-of-right SSMUH development

March 2026 Update

Surrey's SSMUH framework continues to process development applications, with multiple corporate reports filed through 2024-2025 tracking implementation progress. BC's Bill 25 (enacted November 2025) requires municipalities to update housing bylaws by June 30, 2026. Surrey's existing SSMUH framework already largely meets these requirements.

View Surrey's SSMUH zoning page for the latest details.

July 2026: Surrey is reviewing its SSMUH rules

On July 27, 2026, Surrey City Council approved a comprehensive review of the SSMUH regulations and how they are being implemented. The stated purpose is to find ways to refine the program while still supporting Surrey's housing objectives.

Nothing has changed yet. The rules described below, adopted July 8, 2024, are still the rules you build under today. But if you are planning a Surrey project into 2027, treat the current regulations as under active review and confirm details with Planning before you commit to a design.

Source: City of Surrey Corporate Report CR 2026-R162

Surrey's SSMUH Zoning Framework

On July 8, 2024, Surrey City Council adopted zoning bylaw amendments under Corporate Report R109, amending Zoning Bylaw 12000 to comply with BC's Bill 44 Small-Scale Multi-Unit Housing (SSMUH) legislation.

The amendments consolidated 14 single-family zones, 1 semi-detached zone, 4 gross-density zones, and 1 duplex zone into 9 new SSMUH zones. All single-family-zoned lots under 4,050 m2 (1 acre) within the Metro Vancouver Urban Containment Boundary are eligible.

Unit Allowances by Lot Size

Lot Size	Location	Max Units
≤ 280 m2	Any eligible lot	3 units
> 280 m2	Outside Frequent Bus Stop Area	4 units
≥ 281 m2	Within 400 m of prescribed bus stop	6 units

Source: City of Surrey SSMUH Zoning Page

Surrey's 9 SSMUH Zones

The 9 new zones (RA, R1 through R5, and additional categories) are assigned based on lot size. Each zone allows duplexes, secondary suites, coach houses, and garden suites. Houseplexes (a triplex or fourplex with no secondary suites) are listed only in the R3 zone, on a corner lot, a through lot, or a lot with lane access.

RA Zone

Acreage residential lots

R1 - R2 Zones

Suburban residential, varied lot sizes

R3 Zone (Houseplex-eligible)

Corner lot, through lot, or lane access

R4 Zone

Small-lot residential

R5 Zone

Compact residential

Additional Zones

Specialized density categories

Surrey SSMUH Regulation Snapshot

Parking Requirements

Within Frequent Bus Stop Area: No off-street parking required (~13,000 lots)
Outside FBSA: Standard parking per Zoning Bylaw 12000

See Schedule F of Bylaw 12000 for the FBSA map.

Setbacks (R1 Zone Example)

Front yard: 5.5 m (reduced for 50% of dwelling frontage)
Side yard: Min 1.2 m (opposite side min 2.4 m)
Rear (lane): 1.8 m for accessory buildings

See Part 13, Bylaw 12000 for full regulations.

Eligible Lots

72,000+ lots eligible citywide
~13,000 lots in Frequent Bus Stop Areas (18%)
Max lot size: 4,050 m2 (1 acre)

Housing Forms

Duplexes with secondary suites
Coach houses & garden suites
Houseplexes of 3 or 4 units (R3 zone only, corner lot, through lot or lane)
Semi-detached dwellings

Exemptions & Special Considerations

Lots greater than 4,050 m2 (1 acre) are exempt from SSMUH
Lands subject to hazards or heritage protection may be exempt
Lots not connected to water or sewer services may be excluded
Lots outside the Metro Vancouver Urban Containment Boundary are not eligible

How VanPlex Supports Surrey SSMUH Projects

Concept to Permit

We coordinate architects, engineers, and consultants to ensure your Surrey SSMUH project aligns with Bylaw 12000 and the applicable zone (R1-R5). From houseplex feasibility in R3 to secondary suite configurations, we handle the regulatory complexity.

Feasibility Analysis

Comprehensive analysis of your Surrey lot's SSMUH potential, including zone classification, Frequent Bus Stop Area eligibility, unit configurations, and pro forma projections.

Request Your Surrey SSMUH Feasibility

Share your Surrey address to receive a tailored analysis including your SSMUH zone, unit allowance, parking requirements, and development pro forma.

Getting Started with Surrey SSMUH

Before beginning your Surrey SSMUH project, follow these steps:

Use the SSMUH Zoning Lookup Tool to confirm your lot's zone and eligibility
Check if your lot is within a Frequent Bus Stop Area (Schedule F) for 6-unit and zero-parking eligibility
Review site-specific constraints including easements, environmental considerations, and servicing requirements
For houseplex projects, confirm R3 zoning and that the lot is a corner lot, a through lot, or has lane access
Use the COSMOS mapping system for property-specific zoning details

Contact Surrey Planning: For zoning questions, call 604-591-4086 or email [email protected]. For development applications, email [email protected] or call 604-591-4366.

Official Surrey SSMUH Resources

Surrey SSMUH Zoning Page

Official overview, zoning lookup tool, and FAQs

Zoning Bylaw 12000 (PDF)

Complete zoning bylaw with all SSMUH zone regulations

SSMUH Regulation Summary (PDF)

Visual summary of all zone regulations

Provincial Housing Regulations

Bill 44, Bill 47, and Transit-Oriented Area information

Houseplex Building Permits

Permit information for R3 zone houseplex developments

Coach Houses & Garden Suites

Permit information for accessory dwelling units

Keep exploring

More multiplex support for Surrey

Dive deeper into British Columbia's gentle density rollout with provincial guidance, statewide policy explainers, and practical tools that keep your Surrey multiplex project on track.