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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 potential

What 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

Enter your address to find out how many units you can build, estimated project cost, and projected returns.

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.

Frequently Asked Questions

What is small-scale multi-unit housing in Burnaby?
Small-scale multi-unit housing (SSMUH) in Burnaby means you can build 3 to 6 dwelling units on a single residential lot that was previously limited to one home. Burnaby implemented SSMUH by creating the R1 SSMUH zone, which replaced all former single-family zoning categories. The intent is to create gentle density -- more housing that fits within neighbourhood scale.
How much does a Burnaby SSMUH project cost?
A typical fourplex project in Burnaby costs $4.2-5.5 million all-in (land, construction, soft costs, contingency). Construction costs range from $320-400 per square foot. Burnaby's competitive land prices (15-30% lower than Vancouver) and the absence of FSR caps mean you often get more buildable area for less total investment. VanPlex provides detailed pro formas specific to your lot.
How long does the Burnaby SSMUH process take?
Plan for approximately 16-20 months from initial feasibility to move-in. This includes 2-3 months for design and pro forma, 3-5 months for development application review, 2-3 months for building permit, and 9-11 months for construction. Burnaby's streamlined SSMUH process can be faster than some neighbouring cities.
What happens to my existing house?
You have options. Some homeowners retain the existing structure and add a secondary suite or laneway house for a modest increase in units. Most fourplex and sixplex projects require demolition and new construction to achieve the best unit layouts and financial returns. Your architect can assess whether retention makes sense for your specific property and goals.
Do I need to live in one of the units?
No. There is no owner-occupancy requirement for SSMUH projects in Burnaby. You can sell all units, rent all units, live in one and sell/rent the others, or any combination. The most common strategies are (1) sell all units at completion for immediate profit, or (2) live in one and rent the others for ongoing cash flow.