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British Columbia | Homeowner Guide

Small-Scale Multi-Unit Housing in BC: What It Means for Your Property

Searched "small-scale multi-unit housing" and wondering what it means? In short: BC now allows homeowners to build 3-6 units on their single-family lot. This guide explains the program in plain language, which cities participate, and how to find out if your property qualifies.

Check your property's eligibility

What small-scale multi-unit housing means

Small-scale multi-unit housing -- often abbreviated SSMUH -- is BC's framework for allowing gentle density on residential lots. Before SSMUH, most residential lots in BC could only have one house plus maybe a basement suite. Now, those same lots can support 3 to 6 separate dwelling units.

This change came through Bill 44, which the BC government passed in late 2023. The law requires every municipality with more than 5,000 residents to update its zoning bylaws to allow SSMUH. Some cities (like Vancouver and Burnaby) moved quickly and adopted bylaws in 2024. Others are still working on theirs.

The practical effect is that if you own a house in a participating city, your property is now zoned for multiple units. You do not need to apply for a rezoning. The zoning already permits it. What you need is a development plan, a building permit, and a construction team.

Key facts about SSMUH

  • Units: 3-6 depending on lot size and transit access
  • Rezoning: Not required -- build by right under current zoning
  • Cities: All BC municipalities over 5,000 residents
  • Ownership: Units can be sold individually (stratified)
  • Types: Duplexes, triplexes, fourplexes, sixplexes, rowhouses
  • Law: Bill 44, passed Q4 2023

Which cities allow small-scale multi-unit housing?

These Metro Vancouver cities have adopted SSMUH bylaws. Each city created its own zoning rules, so the specifics differ. Click through for city-specific details.

City Zone Name Max Units Key Feature Guide
Vancouver R1-1 2-6 Frontage-based, FSR 1.0-1.25, net-zero bonus Details
Burnaby R1 SSMUH 3-6 No FSR cap, transit bonuses, fee simple rowhousing Details
Surrey RF-SS 3-6 Context-sensitive, 12m height allowance Details
Coquitlam RS-1 SSMUH 3-6 Evergreen Line proximity bonuses Details
New Westminster NR-1 3-6 SkyTrain corridor focus, historic overlays Details

How to check if your property is eligible

1

Confirm your zoning

Check if your property is in an SSMUH-eligible zone. In Vancouver it is R1-1, in Burnaby it is R1 SSMUH. Other cities have their own designations. VanPlex's lookup tool checks this automatically.

2

Check lot size and transit

Your lot's area (or frontage in Vancouver) and proximity to frequent transit determine how many units you can build. Larger lots and lots near transit get higher unit counts.

3

Run the numbers

A pro forma analysis shows whether the project makes financial sense. VanPlex provides this before you spend on architects or permits, so you can make an informed decision.

What can you build under SSMUH?

Housing types

  • Duplex: Two side-by-side or stacked units
  • Triplex: Three units, often stacked with ground-floor suite
  • Fourplex: Four units in various configurations (most popular)
  • Sixplex: Six units, typically on larger lots near transit
  • Rowhousing: Side-by-side units, each on its own lot (fee simple)
  • Mixed: Combination of primary units + secondary suites + laneway

Ownership options

  • Strata title: Each unit titled separately, sold individually with strata governance
  • Fee simple: Each unit on its own lot title (no strata fees or council)
  • Rental: Keep all units under one title and rent them out for ongoing income
  • Hybrid: Live in one unit, sell some, rent others

Availability of fee simple rowhousing depends on your municipality's specific bylaws.

Check your property's SSMUH eligibility

Enter your address to see if your lot qualifies for small-scale multi-unit housing, how many units you can build, and a preliminary financial estimate.

City-specific SSMUH guides

SSMUH Vancouver

What Vancouver homeowners need to know about SSMUH and R1-1 zoning.

SSMUH Burnaby

Burnaby's R1 SSMUH zone explained in plain language with cost examples.

SSMUH Zoning Comparison

Side-by-side comparison of SSMUH zoning rules across BC municipalities.

Frequently Asked Questions

What is small-scale multi-unit housing?
Small-scale multi-unit housing (SSMUH) refers to developments of 3 to 6 dwelling units on a single residential lot. In BC, SSMUH was mandated province-wide through Bill 44, which requires municipalities to allow multiplex housing on lots that were previously restricted to single-family homes. The housing types include duplexes, triplexes, fourplexes, sixplexes, laneway houses, and secondary suites.
Does SSMUH apply to my property?
If you own a single-family home in a BC municipality with more than 5,000 residents, your property is very likely eligible for SSMUH development. The specific number of units depends on your municipality's zoning rules, your lot size, and proximity to frequent transit. Enter your address into VanPlex's lookup tool to check your exact eligibility and unit capacity.
Which BC cities allow small-scale multi-unit housing?
Vancouver, Burnaby, Surrey, Coquitlam, New Westminster, North Vancouver (City and District), and Langley have adopted SSMUH bylaws. Port Coquitlam, Maple Ridge, Abbotsford, and Chilliwack are finalizing theirs. Bill 44 requires all municipalities over 5,000 residents to comply, so the list continues to grow.
How is SSMUH different from standard multiplex or apartment development?
SSMUH is specifically for small-scale projects (3-6 units) on lots that were previously single-family only. It does not require rezoning -- the zoning already permits it. Standard multiplex or apartment development typically involves higher density (7+ units), larger lots, rezoning applications, and more complex approval processes. SSMUH is designed to be accessible to individual homeowners, not just developers.
How do I check if my property qualifies for SSMUH?
Start by checking your municipality's zoning map to confirm your property falls within an SSMUH-eligible zone. Then verify your lot size and transit proximity, which determine the number of units you can build. VanPlex's property lookup tool automates this process -- enter your address and get instant results showing zoning, unit capacity, and preliminary pro forma estimates.