By City | City Comparison

Heritage Multiplex Rules by City in Metro Vancouver & Beyond

Heritage programs vary dramatically between municipalities. Vancouver and New Westminster have deep, active programs. Victoria is strong on the Island. Most other cities have thin heritage inventories and limited incentives.

✓Vancouver is the clear leader — 2,200+ registered properties, 200+ completed HRAs, meaningful density bonuses, and tax exemptions.
✓New Westminster is second — Queens Park HCA is the largest formal heritage conservation area in BC with 300+ protected homes.
✓Victoria is strong on the Island — 1,100+ registered properties and a supportive heritage culture.
✓Most other cities have niche opportunities — small heritage inventories concentrated in historic town centres.

Heritage Program Strength by City

Vancouver

5/5

Deep register, active HRAs, strong incentives

New Westminster

4/5

Queens Park HCA, growing HRA program

Victoria

4/5

Large register, supportive culture

North Vancouver (City)

3/5

Smaller inventory, active program

Richmond

2/5

Steveston focus, thin elsewhere

Burnaby

2/5

Small register, limited uptake

Surrey

2/5

Cloverdale niche, very small inventory

Coquitlam

1/5

Maillardville only, ~30 properties

City-by-City Heritage Programs

Vancouver

HRA Available

Character Policy

First Shaughnessy, Kitsilano, Strathcona, Grandview-Woodland character areas. Citywide character merit review.

Heritage Register

~2,200 sites on Vancouver Heritage Register (VHR). Separately, ~800 on the A-list with strongest protection.

Density Bonus

HRAs can unlock bonus FSR, additional units, relaxed setbacks, reduced parking — negotiated case by case.

Tax Incentive

Heritage property tax exemption available through Heritage Conservation Agreement. Typically 40-50% reduction.

Summary: The most active HRA program in BC. Over 200 HRAs completed since 2004. The density bonus is the primary incentive driving heritage retention.

New Westminster

HRA Available

Character Policy

Queens Park Heritage Conservation Area (HCA) — over 300 homes protected. Citywide heritage register covers additional properties.

Heritage Register

~500 properties on the community heritage register.

Density Bonus

HRAs can provide additional density, reduced setbacks, and relaxed parking requirements.

Tax Incentive

Heritage revitalization tax exemption available for qualifying projects.

Summary: Queens Park HCA is the largest formal heritage conservation area in BC. Infill behind retained heritage homes is actively encouraged.

North Vancouver (City)

HRA Available

Character Policy

Heritage Commission reviews projects affecting registered properties. Lower Lonsdale has concentration of heritage resources.

Heritage Register

~70 sites on the community heritage register.

Density Bonus

Heritage bonus density negotiated through HRA process.

Tax Incentive

Standard provincial heritage tax incentive framework.

Summary: Smaller heritage inventory but growing interest in retention-plus-infill on registered lots.

Burnaby

HRA Available

Character Policy

Limited character area policy. Heritage Commission reviews designated properties.

Heritage Register

~50 properties on the heritage register. Smaller inventory than Vancouver or New Westminster.

Density Bonus

HRA density bonuses available but rarely used due to smaller heritage inventory.

Tax Incentive

Standard provincial framework. Limited uptake.

Summary: Burnaby has fewer heritage resources than neighbouring cities. SSMUH may increase interest in heritage lots that could unlock more than standard density.

Victoria

HRA Available

Character Policy

Heritage Conservation Areas in several neighbourhoods including Fernwood, James Bay, Rockland. Strong character retention culture.

Heritage Register

~1,100 properties — one of the largest heritage inventories in BC.

Density Bonus

Heritage density bonus available through HRA or heritage variance.

Tax Incentive

Heritage tax exemption program for designated properties.

Summary: Victoria has one of the strongest heritage cultures in western Canada. The city's early houseplex zoning + heritage make infill behind character homes a real pathway.

Surrey

HRA Available

Character Policy

Limited heritage concentration. Heritage Advisory Commission reviews applicable projects.

Heritage Register

~60 properties. Most are in the historic town centres.

Density Bonus

Standard HRA negotiation available but rarely pursued at scale.

Tax Incentive

Provincial framework applies.

Summary: Surrey's heritage inventory is small. The opportunity is niche — mostly in Cloverdale and Crescent Beach historic areas.

Coquitlam

HRA Available

Character Policy

Maillardville area has heritage significance. Limited citywide character policy.

Heritage Register

~30 properties. Concentrated in Maillardville.

Density Bonus

HRA process available but limited uptake.

Tax Incentive

Provincial framework applies.

Summary: Maillardville's Franco-Columbian heritage is unique but the inventory is small.

Richmond

HRA Available

Character Policy

Steveston Village heritage area. Limited citywide character policy.

Heritage Register

~40 properties, mostly in Steveston.

Density Bonus

HRA density bonuses available in Steveston and for registered properties.

Tax Incentive

Provincial framework applies.

Summary: Steveston is the heritage hotspot. Outside Steveston, heritage inventory is very thin.

Key Insights

Best Opportunities

Vancouver's Kitsilano, Strathcona, Grandview-Woodland, and First Shaughnessy. New Westminster's Queens Park. Victoria's Fernwood and Rockland.

Emerging Markets

North Vancouver City is growing its program. Richmond's Steveston is active but small. Victoria is exploring density bonuses for exemplary heritage performance.

Limited Potential

Burnaby, Surrey, and Coquitlam have heritage frameworks but very small inventories. The opportunity exists but is niche — concentrated in specific historic pockets.

Best For

✓ Owners of registered heritage properties in Vancouver, New Westminster, or Victoria
✓ Properties where the density bonus would meaningfully change project economics
✓ Character homes in designated heritage conservation areas

Usually Fails When

✕ The property is not on a heritage register and the city has no character area policy
✕ The heritage inventory in the municipality is too thin for established HRA precedent
✕ The restoration cost exceeds the value of the density bonus and tax incentives combined

What To Verify Before Spending Money

→ Whether the property is on the municipal heritage register (check VanMap for Vancouver)
→ The city's HRA policy and recent precedent for density bonuses
→ Heritage consultant assessment of the property's significance and restoration scope

Frequently Asked Questions

Which city has the strongest heritage multiplex program? +

Vancouver, by a wide margin. Over 200 completed HRAs, a large heritage register (~2,200 properties), meaningful density bonuses, and property tax exemptions. New Westminster is second, anchored by the Queens Park Heritage Conservation Area.

Can I do a heritage multiplex in Surrey or Coquitlam? +

Technically yes — both cities have HRA frameworks. Practically, the heritage inventory is very small (30-60 properties each), and the density bonuses are less established. The opportunity is niche, concentrated in historic town centres like Cloverdale or Maillardville.

Does heritage protection lower my property value? +

The opposite is more common. Heritage designation with an HRA typically increases total property value because the density bonus adds buildable floor area. The heritage tax exemption further improves economics. Properties on the heritage register without an HRA can sometimes face restrictions that limit development options.

How do I find out if my property is on a heritage register? +

Each municipality maintains a community heritage register, usually searchable online. Vancouver's Heritage Register is available through VanMap. New Westminster's is on their heritage page. For other cities, contact the planning department directly.