Burnaby | Homeowner Guide
SSMUH in Burnaby: A Practical Guide for Homeowners
Burnaby has adopted one of BC's most flexible SSMUH frameworks. If you own a single-family lot, you can now build 3-6 units with no floor area cap, transit-based density bonuses, and streamlined approvals. Here is how to evaluate your opportunity and take the first step.
Check your Burnaby propertyHow Burnaby implemented SSMUH
Burnaby took a distinctive approach to SSMUH implementation. Rather than creating a new zone alongside existing ones, the city consolidated all former residential districts (R1 through R10) into a single R1 Small-Scale Multi-Unit Housing zone. Every lot that was previously single-family residential is now automatically eligible for multiplex development.
The most notable feature of Burnaby's system is the removal of maximum floor area limits. While Vancouver and most other cities use Floor Space Ratio (FSR) to control building size, Burnaby relies on height limits, setback requirements, and site coverage maximums. This means your architect can distribute floor area more freely across storeys and building forms.
Burnaby also introduced transit-based density bonuses that allow up to 6 units on lots near SkyTrain stations and frequent bus routes, along with zero-parking requirements in those areas. For lots outside transit zones, the city still permits 3-4 units with modest parking requirements of 0.5 stalls per unit.
Burnaby's SSMUH advantages
- No FSR cap: More design flexibility than any other Metro Vancouver municipality
- Simplified zoning: One zone replaces ten former R districts
- Transit bonuses: Up to 6 units + zero parking near frequent transit
- Fee simple option: Each unit on its own titled lot (no strata)
- Competitive land prices: 15-30% lower than equivalent Vancouver lots
What Burnaby homeowners can build
- • Duplexes, triplexes, and fourplexes on any former R district lot
- • Sixplexes near SkyTrain and frequent bus routes
- • Fee simple rowhouses with individual lot titles
- • Secondary suites within primary dwelling units
- • Laneway houses (on lots with lane access)
Stratification and ownership options
Strata title
Primary dwelling units can be stratified under the Strata Property Act, allowing individual ownership and separate financing for each unit. This is the most common approach for fourplex and sixplex projects where the goal is to sell units individually.
Secondary suites cannot be stratified and must remain tied to the principal unit's title. When designing your project, work with your architect to maximize the number of primary units to increase your stratification options.
Fee simple rowhousing
Burnaby introduced fee simple rowhousing as an alternative to strata. Each unit sits on its own titled lot with defined boundaries, eliminating strata fees, strata council governance, and shared maintenance obligations.
Fee simple units tend to command premium prices because buyers prefer clear ownership without strata complications. This option works best on wider lots where side-by-side configurations are feasible.
Transit bonuses: the key to 6-unit projects
Burnaby's most generous SSMUH allowances are tied to transit proximity. Lots within 400 metres of a Frequent Transit Network (FTN) stop qualify for up to 6 primary dwelling units and zero minimum parking. This combination -- more units with less land devoted to parking -- significantly improves project economics.
Frequent Transit Network stops include SkyTrain stations (Expo, Millennium, and future extensions), RapidBus routes (R3, R5), and qualifying bus routes with 15-minute or better headways during peak hours. Large portions of Burnaby fall within these transit catchment areas, particularly along Kingsway, Hastings, and the Metrotown-Brentwood corridor.
Even if your lot is just outside the 400-metre threshold, you still qualify for 3-4 units depending on lot size. VanPlex's property lookup tool maps your lot against the FTN boundaries to confirm your exact eligibility.
Transit proximity checklist
- ✓ Confirm lot is within 400 m of an FTN stop (measured as walking distance)
- ✓ Verify the transit route meets frequency thresholds (15-min peak headways)
- ✓ Check lot area is at least 281 m2 for 6-unit eligibility
- ✓ Confirm zero-parking status to simplify site planning
- ✓ Assess whether 5-6 units require a registered architect (Architects Regulation)
Practical steps for Burnaby homeowners
Verify your lot
Confirm R1 SSMUH zoning, lot area, transit proximity, and unit capacity using VanPlex's lookup or Burnaby's online zoning map.
Get a pro forma
VanPlex analyzes construction costs, soft costs, financing scenarios, and projected returns. You see the financial picture before spending on design.
Design within parameters
Our architect team works within Burnaby's height, setback, and coverage rules to maximize units and livable area for your specific lot.
Submit and build
We manage the full permit and construction process -- from development application through building permit, construction, inspections, and occupancy.
Explore your Burnaby SSMUH potential
Enter your Burnaby address to see lot area, transit proximity, unit capacity, and a preliminary pro forma estimate.
Related guides
Burnaby SSMUH Zoning Rules
Technical zoning details: setbacks, height, site coverage, and comparison with Vancouver.
R1 SSMUH Zone Deep-Dive
What the R1 consolidation means and which former zones merged into it.
Build a Multiplex in Burnaby
Complete development guide with costs, timelines, and step-by-step process.