Burnaby | Plain Language Guide
Small-Scale Multi-Unit Housing in Burnaby: Your Complete Guide
If you own a home in Burnaby, you can now build up to 6 units on your lot. This plain-language guide explains what small-scale multi-unit housing means, what it costs, how long it takes, and whether it makes financial sense for your property.
Check your property's potentialWhat small-scale multi-unit housing means for your Burnaby property
Small-scale multi-unit housing (SSMUH) is a BC-wide policy that allows homeowners to build multiple units on lots that used to be restricted to a single house. In Burnaby, this was implemented in 2024 when the city replaced all its old single-family zoning categories with one new zone called R1 SSMUH.
In plain terms: if you own a house in Burnaby, your property is almost certainly eligible to become a multiplex. You do not need special permission or a rezoning -- the zoning already permits it. What you build depends on your lot size and location: smaller lots support 3 units, standard lots support 4, and lots near transit support up to 6.
The benefit for homeowners is straightforward. Your land is now worth more because it can produce more housing. You can sell the lot at its new multiplex-land value, develop it yourself and sell the units, or build and keep units for rental income. Many Burnaby homeowners are finding opportunities they did not know existed.
The simple version
- Your lot: Already zoned for multiple units
- No rezoning needed: Build by right under current zoning
- 3-6 units: Based on lot size and transit proximity
- Sell or rent: No owner-occupancy requirement
- Timeline: 16-20 months from start to finish
Why homeowners are doing this
- • Land values have increased with multiplex potential
- • Build profit: $500K-$1.5M on a typical fourplex
- • Rental income: $3,000-$7,000/month cash flow
- • Live in one unit, sell/rent the rest
- • Create housing for family members
Example: A Burnaby fourplex project
The property
- Location: Central Burnaby, near Kingsway corridor
- Lot size: 560 m2 (6,028 sq ft)
- Current use: Single-family home, built 1975
- Zoning: R1 SSMUH (formerly R2)
- Transit: Within 400m of frequent bus route
- Unit capacity: Up to 6 units (transit bonus)
- Decision: Build a fourplex (4 x 3-bedroom units)
The numbers
- Land value: $1.8M (existing property)
- Construction: $1.7M ($380/sq ft x 4,500 sq ft)
- Soft costs: $310K (design, permits, fees)
- Contingency: $190K (10%)
- Total investment: $4.0M
- Sale value (4 units): $5.1M
- Net profit: ~$1.1M
Illustrative example only. Actual costs and values depend on specific property, market conditions, and design decisions.
Costs and timeline for Burnaby SSMUH projects
Cost ranges
- Triplex: $3.0-4.0M total
Smaller lots, 3 units, lower construction cost
- Fourplex: $4.2-5.5M total
Most common project type in Burnaby
- Sixplex: $5.5-7.5M total
Transit-adjacent lots with maximum density
Burnaby land prices are typically 15-30% lower than equivalent Vancouver lots, improving overall project economics.
Timeline breakdown
- Feasibility + pro forma: 2-4 weeks
VanPlex delivers this before you commit to design
- Design: 2-3 months
Architect, structural, landscape coordination
- Permits: 5-8 months
Development application + building permit
- Construction: 9-11 months
Foundation to occupancy
- Total: 16-20 months
Benefits of building SSMUH in Burnaby
Financial upside
Your property's development potential has increased significantly. Whether you build and sell, build and rent, or simply sell the land at its new value, SSMUH unlocks wealth that was not accessible under old single-family zoning.
Design flexibility
Burnaby's no-FSR-cap approach gives you more design options than Vancouver or Surrey. Your architect can optimize unit layouts without hitting artificial floor area limits, resulting in larger and more livable units.
Community housing
SSMUH creates gentle density -- more housing that fits within the neighbourhood scale. Your project adds homes in an established community with existing schools, parks, shops, and transit. It is housing that people actually want to live in.
See what your Burnaby property can become
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Learn more
Burnaby SSMUH Zoning Rules
Technical details on setbacks, height, coverage, and how Burnaby compares to Vancouver.
R1 Zoning Explained
What R1 zoning permits, how to check your property, and development potential by lot type.
Build a Multiplex in Burnaby
Detailed step-by-step development guide with costs and permit process.