Updated December 2025 — Bylaws 3691 & 3692-2025 Adopted | Updated March 2026

Abbotsford SSMUH Multiplex & Gentle Density Guide

Abbotsford's updated zoning bylaws (adopted December 16, 2025) enable up to 4 units across roughly 20,700 eligible properties within the Urban Development Boundary. Nine RS zones qualify for gentle density development under BC's Bill 44 SSMUH legislation.

Abbotsford's SSMUH Zoning Framework

Abbotsford originally adopted Bylaw 3560-2024 in June 2024 for initial Bill 44 compliance. Then on December 16, 2025, Council adopted a comprehensive set of updated bylaws that supersede the original:

Bylaw No. 3690-2025 -- OCP amendments (Abbotsforward 2050)
Bylaw No. 3691-2025 -- Zoning regulation amendments
Bylaw No. 3692-2025 -- Zoning map amendments applying to approximately 20,700 properties

These bylaws received 1st and 2nd reading on October 21, 2025, 3rd reading on December 9, 2025, and were adopted on December 16, 2025. The city also published a Small-Scale Multi-Unit Housing Application Guide in January 2026 to help property owners navigate the process.

The regulations permit up to 4 dwelling units on eligible single-family lots within the Urban Development Boundary. Abbotsford does not qualify for the 6-unit provision because it lacks frequent transit service as defined by the Province.

As part of the December 2025 adoption, Abbotsford also finalized its new Official Community Plan, "Abbotsforward 2050" (Bylaw 3690-2025), which provides the long-term planning framework supporting gentle density and housing diversity across the city.

Non-Stratification Requirement (Unique to Abbotsford)

Abbotsford requires that a single landowner must own all units on an SSMUH property. Strata subdivision is not permitted for SSMUH dwellings. This is a unique restriction that differs from most other BC municipalities and has significant implications for development financing and exit strategies.

All units must remain under single ownership -- no individual unit sales
Ideal for build-and-hold rental strategies
Pro forma analysis must account for rental income rather than unit sale proceeds

No 6-Unit Provision in Abbotsford

Unlike municipalities such as Vancouver and Surrey, Abbotsford does not qualify for the 6-unit SSMUH provision. BC's legislation requires frequent transit service (routes running at least every 15 minutes) within 400 metres for 6-unit eligibility. Abbotsford currently has no qualifying frequent transit routes.

Maximum 4 units on all eligible lots within the Urban Development Boundary
No zero-parking transit exemptions available
Standard parking requirements apply to all SSMUH development

Unit Allowances

Location	Transit Proximity	Max Units
Within Urban Development Boundary	No frequent transit qualifying	Up to 4 units
Outside Urban Development Boundary	N/A	Not eligible
Agricultural Land Reserve (ALR)	N/A	Excluded

Sources: Zoning Bylaw Updates Overview 2025 (PDF) | SSMUH Application Guide (PDF)

Abbotsford's Eligible SSMUH Zones

Nine residential zones within the Urban Development Boundary are eligible for SSMUH development under the updated December 2025 bylaws. Each zone permits duplexes, secondary suites, garden suites, and up to 4 principal dwelling units. The zoning map amendments (Bylaw 3692-2025) apply to roughly 20,700 properties.

RS3 Zone

Primary residential -- most common SSMUH zone

RS3-A Zone

RS3 variant with area-specific provisions

RS3-i Zone

RS3 infill variant

RS4 Zone

Suburban residential

RS5 & RS5-A Zones

Small-lot residential and variant

RS6, RS7 & RSH Zones

Additional eligible residential zones

Abbotsford SSMUH Regulation Snapshot

FSR & Height (RS3 Zone)

Floor Space Ratio: 0.50
Max height: 9.5 m or 3 storeys
Accessory building height: 4.5 m
Lot coverage (RS3): 40%

RMX zone: FSR 0.5-1.5, height 9.5 m or 3 storeys, lot coverage 55%

Setbacks (RS3 Zone)

Front yard: 6.0 m
Rear yard: 6.0 m
Interior side: 1.5 m
Exterior side: 4.5 m

RMX zone: Front 3.0 m (6.0 m where garage faces front)

Parking Requirements

Single-family dwelling: 2 parking spaces + 1 for secondary suite
Max driveway width: 6.0 m
Min stall size: 2.7 m wide x 5.5 m long
No transit-based parking reductions available

Housing Forms

Duplexes with secondary suites
Triplexes and fourplexes
Garden suites and coach houses
Secondary suites within principal dwelling

Exemptions & Special Considerations

Agricultural Land Reserve (ALR) lands are excluded from SSMUH
Properties outside the Urban Development Boundary are not eligible
Non-stratification rule: all units must remain under single ownership
Lands subject to hazards, environmental constraints, or heritage protection may have additional restrictions
Lots not connected to municipal water or sewer may be excluded

How VanPlex Supports Abbotsford SSMUH Projects

Concept to Permit

We coordinate architects, engineers, and consultants to ensure your Abbotsford SSMUH project aligns with the updated December 2025 bylaws and the applicable RS zone. From fourplex feasibility to secondary suite configurations, we handle the regulatory complexity including non-stratification requirements.

Feasibility Analysis

Comprehensive analysis of your Abbotsford lot's SSMUH potential, including zone classification, Urban Development Boundary eligibility, unit configurations, rental income projections, and pro forma accounting for the non-stratification requirement.

Request Your Abbotsford SSMUH Feasibility

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

Getting Started with Abbotsford SSMUH

Before beginning your Abbotsford SSMUH project, follow these steps:

Confirm your property is within the Urban Development Boundary and zoned RS3, RS3-A, RS3-i, RS4, RS5, RS5-A, RS6, RS7, or RSH
Verify the property is not within the ALR (Agricultural Land Reserve lands are excluded)
Review the SSMUH Application Guide (published January 2026) for detailed regulations and housing form options
Plan for the non-stratification requirement -- all units must remain under single ownership (rental-focused strategy)
Review site-specific constraints including easements, environmental considerations, and servicing requirements
Visit Let's Talk Abbotsford for community engagement updates on housing regulations

Contact Abbotsford Planning: For zoning questions, call 604-864-5510 or email planning-info@abbotsford.ca. City Hall is located at 32315 South Fraser Way, Abbotsford, BC.

Official Abbotsford SSMUH Resources

SSMUH Application Guide (PDF)

Published January 2026 -- step-by-step guide for SSMUH applications

Zoning Bylaw Updates (2025)

Official page for Bylaws 3691-2025 and 3692-2025 zoning amendments

Zoning Bylaw Updates Overview (PDF)

Summary of all 2025 zoning bylaw changes and affected zones

Let's Talk Abbotsford -- Housing

Community engagement portal for new housing regulations

Abbotsforward 2050 (OCP)

Official Community Plan adopted December 16, 2025 (Bylaw 3690-2025)

City of Abbotsford

Official city website with planning and development information

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