Bill 44 • Missing Middle
Gentle Density Housing Playbook
Gentle density is the bridge between single-family houses and mid-rise towers. We plan multiplexes, rowhouses, and cottage courts that meet neighbourhood expectations, debt markets, and climate objectives—with VanPlex accountable from feasibility through construction.
New research
SSMUH municipal status report
Get a city-by-city snapshot of how Vancouver, Burnaby, Surrey, Tri-Cities, and Fraser Valley municipalities are rolling out gentle density and SSMUH regulations in 2026.
Read the municipal scorecard →How teams are using it
- • Prioritize which cities to run feasibility on next.
- • Time consultant schedules with projected permit windows.
- • Share data-backed insights with homeowners, investors, and lenders.
Why gentle density matters now
BC needs new front doors without waiting for tower timelines. Gentle density multiplies housing supply on existing lots, keeps families within their communities, and delivers attainable entry points for downsizers and investors.
VanPlex aligns policy, design, and financing so owners can move fast as bylaws change. We translate Bill 44 requirements city-by-city and coordinate the consultants needed to submit a ready-to-review package.
Gentle density formats
- • Multiplex: 3-6 front doors stacked or side-by-side.
- • Laneway + infill: Main house plus secondary suites and laneway/cottage.
- • Fee-simple rowhouses: Individual titles, shared walls, no strata.
- • Cottage courts: Detached units organized around shared landscape.
- • Co-ownership clusters: Multi-generational or co-ownership structures with private entries.
Gentle density in action
Family compound multiplex
Vancouver | Six-plex with multi-generational suites
- • R1-1 zoning
- • Net Zero bonus
- • Electrified parking
- • Stratified ownership
Burnaby fee-simple rowhomes
Burnaby | Four fee-simple homes on 50 ft frontage
- • R1 SSMUH
- • No FSR cap
- • Mortgage helper suites
- • FTNA parking exemption
Tri-Cities cottage court
Coquitlam | Four detached units around shared green
- • Bill 44 zoning update
- • Stormwater onsite retention
- • Transit-supportive design
- • Shared amenity programming
Our gentle density delivery framework
1. Feasibility & pro forma
We validate zoning, servicing, unit mix, and absorption to ensure the pro forma clears your return threshold. Scenario modelling includes rental vs. stratified sale outcomes.
2. Design coordination
VanPlex orchestrates architectural, structural, mechanical, arborist, and energy consultants to prepare a municipal-ready submission that anticipates plan check feedback.
3. Permitting & approvals
We shepherd municipal intake, coordinate responses, and maintain permit trackers so owners always know status, outstanding items, and target release dates.
4. Finance & construction
From term sheets to draw schedules and contractor mobilization, we execute the final build exactly as underwritten—delivering occupied multiplexes on time and on budget.
Pre-development checklist
- Feasibility: zoning, servicing, geotech, tree retention, neighbour context.
- Financials: build cost benchmarking, lender appetite, absorption assumptions.
- Design: unit mix, circulation, energy modeling, CPTED, family-friendly layouts.
- Permitting: pre-application meetings, submission completeness, consultant coordination.
- Construction: procurement method, trades bench, QA/QC, warranty planning.
Need support? Book a discovery call or start with the address lookup to see how gentle density pencils on your lot.
Municipal playbooks
Each city has a distinct gentle density playbook. Dive into localized insights, bylaws, and development timelines.
Download the Gentle Density Launch Kit
Includes a multiplex pro forma template, consultant scopes, and permit intake checklist. Sent instantly after you run an address lookup.
Access launch kitCheck gentle density capacity on your lot
Understand maximum units, parking triggers, energy requirements, and permitting timelines tailored to your municipality.