British Columbia | Bill 44
Small-Scale Multi-Unit Housing (SSMUH) Expert Guide
SSMUH is BC's blueprint for gentle density. We translate provincial policy and municipal bylaws into buildable multiplex projects — helping homeowners and investors unlock 3-6 unit redevelopment on lots that used to be single-family only.
What SSMUH unlocks
Bill 44 requires every municipality over 5,000 residents to legalize multiplex development on traditional single-family lots. The SSMUH framework codifies that mandate, opening the door to gentle density forms — from 3-unit cottage courts to 6-unit stacked multiplexes with stratified ownership.
VanPlex serves as the single accountable partner. We interpret policy shifts, scope design teams, solve servicing and parking, align financing, and manage construction delivery so the path from zoning change to keys is navigable.
SSMUH fast facts
- Unit count: 3-4 units by default, up to 6 near transit or on large lots.
- Height & massing: Dictated by setbacks/building envelopes; some cities allow 3 storeys.
- Ownership: Stratified multiplex and fee-simple rowhouse options emerging.
- Parking: Reduced or eliminated near transit; ensure site design supports access.
- Timeline: Expect 12-18 months from feasibility to occupancy with coordinated execution.
SSMUH adoption across Metro Vancouver & Fraser Valley
| Municipality | Status | Highlights | Details |
|---|---|---|---|
| Vancouver | Active | R1-1 SSMUH zoning; up to 6 units by right; multiplex, laneway, and stratified ownership flexibility. | Explore details |
| Burnaby | Active | All R districts consolidated into R1 SSMUH; 3-6 units based on lot size and transit coverage. | Explore details |
| Surrey | Active | City-wide rezonings for SSMUH; focus on servicing and parking context. | Explore details |
| Coquitlam | Active | Bill 44 SSMUH bylaw; Evergreen Line proximity boosts 4-6 unit potential. | Explore details |
| Port Coquitlam | Under Review | Implementing Bill 44 SSMUH with incremental rezonings; monitor 2026 adoption timeline. | Explore details |
| Maple Ridge | Under Review | SSMUH consultations active; rural servicing updates pending. | Explore details |
| Langley | Active | Township + City aligning policies; transit oriented SSMUH focus areas. | Explore details |
| New Westminster | Active | Historic neighbourhood overlays; SSMUH multiplex permitted near SkyTrain. | Explore details |
| North Vancouver (City & District) | Active | SSMUH adoption confirmed; hillside design & wildfire interface considerations. | Explore details |
| Fraser Valley (Abbotsford, Chilliwack, Mission) | Staggered | Agricultural + ALR considerations; SSMUH status varies per city. | Explore details |
| Sea-to-Sky (Squamish, Whistler, Pemberton) | Emerging | SSMUH infrastructure and servicing studies in-flight; early multiplex pilots. | Explore details |
VanPlex SSMUH program pillars
Policy Intelligence
We track Bill 44 updates, municipal bylaws, and council minutes weekly. Our team maintains a living requirements matrix for every city we serve.
Feasibility & Pro Forma
We underwrite SSMUH projects with construction hard + soft costs, absorption timelines, and financing paths to prove viability before design spend.
Design & Permitting
Architect, structural, mechanical, arborist, and geotech scopes coordinated under one roof to submit compliant drawing packages.
Finance & Delivery
We arrange construction financing, pre-sale strategy, and build execution using SSMUH-experienced trades so owners only deal with one team.
SSMUH implementation timeline
Q4 2023
BC passes Bill 44, mandating SSMUH allowances province-wide.
Q2 2024
Vancouver R1-1 and Burnaby R1 SSMUH bylaws enacted; other cities file draft updates.
Q4 2024
Surrey, New Westminster, and Coquitlam adopt SSMUH zoning; province releases implementation guidance.
2026
Remaining Metro + Fraser Valley municipalities finalize bylaws; financing programs expand for multiplex owners.
2027+
Stabilization of permitting timelines; resale markets for stratified multiplex units mature.
New analysis
2026 municipal scorecard
We track how every Metro Vancouver and Fraser Valley municipality is progressing through SSMUH adoption — timelines, permitting expectations, and the VanPlex projects already underway.
Read the latest SSMUH status update →How to use this report
- • Decide where to prioritize multiplex feasibility based on adoption speed.
- • Align consultant scheduling with projected intake windows.
- • Share with lenders and partners to demonstrate due diligence.
Navigating SSMUH with confidence
Bill 44 gave every homeowner the right to build more housing. The challenge now is execution — designing a multiplex that sells, securing financing, keeping consultants aligned, and protecting margins while meeting climate and building code requirements.
We have already guided dozens of multiplex projects from Vancouver to Burnaby and across the Fraser Valley. Our team builds pro formas, secures survey + servicing data, manages drawing coordination, and keeps the permitting queue moving so you can hit the ground running once bylaws change.
Read case studies to see SSMUH in actionSSMUH readiness checklist
- ✓ Confirm lot eligibility, frontage, and slope conditions.
- ✓ Run pro forma with multiplex unit mix + financing assumptions.
- ✓ Coordinate survey, arborist, servicing, and energy modelling.
- ✓ Plan pre-sale strategy or rental stabilization path.
- ✓ Align build partner with SSMUH construction experience.
We can deliver this end-to-end or plug into your team where the gaps are biggest.
Check your property's SSMUH potential
See how many units you can deliver, the build envelope, and the pro forma range before you commit to design and financing fees. You can also estimate DCLs, DCCs, and permit fees for your lot.