Policy & Zoning | Bill 44
Bill 44 BC: 3, 4 or 6 Homes on a Single-Family Lot
Bill 44, the Housing Statutes (Residential Development) Amendment Act, 2023, makes BC cities of more than 5,000 people allow at least 3 homes on a single-family or duplex lot of 280 m² or less, and at least 4 on a larger lot. A lot larger than 281 m² within 400 metres of a bus stop with service every 15 minutes must allow 6.
It received Royal Assent on November 30, 2023, and cities had to update their zoning by June 30, 2024. The 2025 amendments set a new zoning deadline of June 30, 2026.
Key Takeaways
- ✓At least 3 units on lots of 280 m² or less, 4 on lots above 280 m², and 6 on lots above 281 m² within 400 m of a frequent bus stop.
- ✓No public hearing on a zoning bylaw passed only to meet these rules, or on a residential rezoning that matches the Official Community Plan.
- ✓A city that misses the deadline can have its zoning overridden by ministerial order.
- ✓ALR land, certified hazard land, some heritage-protected land, and lots without city water and sewer are exempt from the 3 to 6 unit rules.
What the Legislation Actually Says
Bill 44 amended two pieces of statute: the Local Government Act for the rest of BC, and the Vancouver Charter for the City of Vancouver. The unit minimums sit in section 481.3 of the Local Government Act and the exemptions in section 481.4 (with parallel sections of the Charter). The province also published a Provincial Policy Manual and Site Standards that municipalities had to follow when drafting compliant bylaws.
The legislation does not redefine what counts as a dwelling unit or rewrite the BC Building Code. It changes what zoning by-laws are allowed to prohibit: a qualifying lot must be zoned for at least three to six units. The policy manual adds site standards such as setbacks, height and lot coverage, which cities must consider when they write their bylaws.
The Five Core Requirements
A suite or a laneway home on every single-family lot
Every municipality and regional district electoral area must allow at least one secondary suite and/or one detached accessory dwelling unit on lots in single-family zones.
Three units on lots of 280 m² or less
In a municipality with more than 5,000 people, or inside an urban containment boundary, a single-family or duplex lot of 280 m² or less must allow at least 3 units.
Four units on lots over 280 m²
In the same places, a lot larger than 280 m² must allow at least 4 units. A standard 33 by 122 foot Vancouver lot is 374 m², so it sits in this group.
Six units near a frequent bus stop
A lot larger than 281 m² that is wholly or partly within 400 metres of a prescribed bus stop must allow at least 6 units. A prescribed bus stop has a bus at least every 15 minutes on average, 7 a.m. to 7 p.m. on weekdays and 10 a.m. to 6 p.m. on weekends. The city cannot require parking for the units needed to reach those 6.
No public hearing
A city must not hold a public hearing on a zoning bylaw passed only to comply with these rules, or on a residential rezoning that is consistent with its Official Community Plan.
Who Bill 44 Does Not Apply To
The legislation excludes several categories of land:
- Municipalities of 5,000 people or fewer, outside an urban containment boundary, do not have to allow three to six units. They still must allow a secondary suite or an accessory dwelling unit.
- Land inside the Agricultural Land Reserve remains governed by the Agricultural Land Commission Act.
- Lots not connected to both a water system and a sewer system run by a municipality or regional district are exempt from the three to six unit rules.
- Land with a hazardous condition can be exempt when a qualified professional certifies that more homes would increase the risk and the risk cannot be practically reduced.
- Land protected under section 12.1(2) of the Heritage Conservation Act, land under a heritage designation bylaw given first reading by the date the rules came into force, and land under an earlier heritage revitalization agreement are exempt from the three to six unit rules.
- Zones where the smallest lot that may be created by subdivision is 4,050 m² are also exempt.
The Override Mechanism
The Provincial Policy Manual (January 2026 edition) says a local government that does not comply by June 30, 2026 may be subject to a ministerial order that overrides its zoning bylaw to permit the required uses and densities. The Minister first gives notice and a chance to make the changes. The order stays in place until the city adopts compliant zoning. A city that cannot finish on time must apply to the Minister for an extension.
See our North Shore page for how the North Shore councils handled the deadline.
Bill 44 stays law until the legislature changes it. The BC Conservatives, who won the provincial election on October 24, 2026, have promised cities more say over where density goes. Our post on what the BC Conservative win means for multiplex builders lists each housing promise with its platform page.
How Bill 44 Sits Beside the Other 2023 Bills
Bill 44 was one of three housing bills the province passed in late 2023. Bill 46 reformed development cost charges and created the new amenity cost charge tool. Bill 47 created Transit-Oriented Areas: designated zones around SkyTrain stations and major bus exchanges with their own minimum density and reduced parking standards. The three bills were drafted to layer on each other. SSMUH covers the residential street; TOA covers the half-mile around major transit; the DCC reforms cover how cities pay for infrastructure to support both.
Read our parking reform page for the Bill 47 parking implications and our zoning changes page for how cities translated the legislation into local bylaws.
Best For
- ✓ Owners of standard 33-foot Vancouver lots who want to know which density tier their property falls into.
- ✓ Builders preparing applications who need the statutory citations for an OCP-conformity argument.
- ✓ Anyone reading news about a council that missed the deadline and wanting the legal context.
Usually Fails When
- ✕ You assume Bill 44 by itself overrides BC Building Code requirements like fire separation or egress.
- ✕ You expect the legislation to set strata or rental tenure rules.
- ✕ You apply the six-unit threshold to a lot more than 400 m from a frequent transit stop.
What To Verify Before Spending Money
- → The frequent transit stop classification with TransLink before assuming a six-unit allowance.
- → The specific compliant bylaw your city passed. The legislation sets the minimum, and cities can allow more.
- → Whether your lot has water and sewer or sits on well-and-septic.
Frequently Asked Questions
What is Bill 44 in plain language?
When did Bill 44 take effect?
Does Bill 44 force every lot to allow six units?
Can a municipality refuse to comply?
Does Bill 44 apply to the Agricultural Land Reserve?
Does Bill 44 cover stratification?
Official Sources Referenced
Screen Your Lot for Missing Middle
Enter any BC address to see what Bill 44 SSMUH unit count, lot coverage, and FSR your parcel actually qualifies for.