City of Vancouver Official Rates
How Much Does Vancouver
Charge to Build a Multiplex?
Total Municipal Charges
$294,122
City-wide DCL
557m² × $49.88
Utilities DCL
557m² × $39.06
Density Bonus
Sub-area B (Oak to Fraser), 40-50ft lot: $538.20/m²
Metro Van DCC
6 × $21,941/unit
Building Permit
On $2,400,000 cost
Dev Permit
Approximate
DCC per unit by year
Density Bonus by Sub-area (Schedule F)
$/m² of bonus floor area| Lot Size | Sub-area A West of Oak | Sub-area B Oak – Fraser | Sub-area C East of Fraser |
|---|---|---|---|
| ≤33 ft | $32.29 | $32.29 | $32.29 |
| 40–50 ft | $699.65 | $538.20 | $322.92 |
| 50+ ft | $1506.95 | $1076.39 | $645.84 |
Source: Schedule F, Zoning & Development By-law. Rates frozen at Oct 2023 levels (2024-2025 adjustments cancelled). Rental & below-market exempt.
Rental = $0 Bonus
All units rental: density bonus waived, up to 8 units allowed
20% DCL Discount
Temporary reduction active Dec 2025 – Sept 2026
No CAC Required
Multiplex is outright-permitted — no rezoning needed
Estimates based on official City of Vancouver rate schedules (vancouver.ca, metrovancouver.org, Schedule F). Confirm with Vancouver Development Services. Updated March 2026.
What Does the City Charge?
City-wide DCL
$49.88/m²
~$4.63/sq ft — Parks, housing, transit
Utilities DCL
$39.06/m²
~$3.63/sq ft — Water, sewer, drainage
Metro Van DCC
$21,941/unit
2025 — Regional water, sewer, parkland
Density Bonus
$3–$140/sq ft
Varies by lot width & location
Building Permit
$729+ tiered
Based on construction value
Dev Permit
~$5,000
Required before building permit
Vancouver Density Bonus Sub-areas (Schedule F)
Density bonus rates vary by sub-area. Sub-area A (west of Oak) has the highest rates; Sub-area C (east of Fraser) has the lowest.
Source: Schedule F, Zoning & Development By-law, City of Vancouver
Vancouver DCL Rates for Multiplex (2025-2026)
The following rates are effective as of December 10, 2025, and include the 20% temporary reduction approved by Vancouver City Council. They apply until September 30, 2026, when new rates take effect under the Financing Growth Update.
City-wide Development Cost Levy (Bylaw 9755)
| Residential Category | Rate (per m²) | Rate (per sq ft) | Applies To |
|---|---|---|---|
| At or below 1.2 FSR | $49.88 | ~$4.63 | Most multiplex projects (R1-1 at ~1.0 FSR) |
| Above 1.2 to 1.5 FSR | $107.34 | ~$9.97 | Medium-density residential |
| Above 1.5 FSR | $214.89 | ~$19.96 | High-density residential (condos, towers) |
Utilities Development Cost Levy (Bylaw 12183)
| Residential Category | Rate (per m²) | Rate (per sq ft) |
|---|---|---|
| At or below 1.2 FSR | $39.06 | ~$3.63 |
| Above 1.2 to 1.5 FSR | $84.16 | ~$7.82 |
| Above 1.5 FSR | $168.31 | ~$15.63 |
Combined DCL + Utilities DCL for multiplex (at or below 1.2 FSR): $49.88 + $39.06 = $88.94 per m² (~$8.26 per sq ft). For a 6,000 sq ft multiplex, that is approximately $49,568 in combined DCLs.
Metro Vancouver Development Cost Charges (DCC) for Multiplex (2025-2027)
Metro Vancouver collects regional DCCs per dwelling unit for water, liquid waste (sewer), and parkland. These are separate from City DCLs and are collected by the City on behalf of Metro Vancouver. Rates are phasing in over three years as the "assist factor" decreases.
| Charge Type | 2025 (per unit) | 2026 (per unit) | 2027 (per unit) |
|---|---|---|---|
| Water DCC | $10,952 | $16,926 | $19,714 |
| Liquid Waste (Sewer) DCC | $10,498 | $11,290 | $12,476 |
| Regional Parkland DCC | $491 | $981 | $1,943 |
| Total per unit | $21,941 | $29,197 | $34,133 |
Assist factor schedule: 45% (2025), 15% (2026), 1% (2027). As the assist factor decreases, developers pay a larger share of the full rate. The Water DCC nearly doubles from 2025 to 2027.
Example: A 6-unit multiplex at 2025 rates pays 6 x $21,941 = $131,646 in Metro Vancouver DCCs. At 2027 rates, the same project pays 6 x $34,133 = $204,798 — a 56% increase. Timing your building permit application matters.
Vancouver Multiplex Density Bonus Contributions by Sub-area
Under Vancouver's R1-1 zoning, the base density of 0.70 FSR is free. Floor area between 0.70 and 1.0 FSR requires a density bonus contribution. Rates vary by three sub-areas (defined in Schedule F of the Zoning & Development By-law) and lot size. Sub-area A (west of Oak St) has the highest rates; Sub-area C (east of Fraser St) has the lowest.
| Lot Size | Sub-area A West of Oak | Sub-area B Oak – Fraser | Sub-area C East of Fraser |
|---|---|---|---|
| ≤33 ft lots (306–464 m²) | $32.29/m² | $32.29/m² | $32.29/m² |
| 40–50 ft lots (464–623 m²) | $699.65/m² | $538.20/m² | $322.92/m² |
| 50+ ft lots (623+ m²) | $1,506.95/m² | $1,076.39/m² | $645.84/m² |
Bonus area = 30% of total floor area (0.30/1.0 FSR above 0.70 base). For a 50-ft lot with 6,000 sq ft (~557 m², bonus ~167 m²): Sub-area A = ~$116,800 | Sub-area B = ~$89,900 | Sub-area C = ~$53,900.
Three ways to reduce or eliminate the density bonus:
- Build all-rental: Secure all units as purpose-built rental (owner may occupy 1 unit). Density bonus = $0. Allows up to 8 units instead of 6.
- Include a below-market unit: Sell 1 unit at 50%+ below market value (minimum 2-bedroom, 969 sq ft) under a BC Housing partnering agreement. Density bonus = $0.
- Build on a 33-ft lot: The density bonus rate for narrow lots is just $3/sq ft regardless of location — a fraction of what 50-ft lots pay.
Total Municipal Charges: Example Scenarios
The following examples show estimated total municipal development charges for common Vancouver multiplex configurations at 2025 rates.
| Scenario | City DCLs | Density Bonus | Metro Van DCCs | Permits | Total | Per Unit |
|---|---|---|---|---|---|---|
| 4-plex, 33-ft lot, east side, strata | $33,045 | $3,600 | $87,764 | $17,000 | $141,409 | $35,352 |
| 6-plex, 50-ft lot, east side, strata | $49,568 | $90,000 | $131,646 | $22,000 | $293,214 | $48,869 |
| 6-plex, 50-ft lot, west side, strata | $49,568 | $117,000 | $131,646 | $22,000 | $320,214 | $53,369 |
| 8-plex, 50-ft lot, rental (all units) | $49,568 | $0 | $175,528 | $22,000 | $247,096 | $30,887 |
Assumes: 4,000 sq ft for 4-plex, 6,000 sq ft for 6/8-plex. Construction cost: $1.6M (4-plex), $2.4M (6/8-plex). Development permit: $5,000. 2025 DCC rates. Density bonus at 30% of total floor area.
Key Facts About Vancouver Multiplex Development Costs
No Community Amenity Contribution (CAC) required
Multiplex housing is outright-permitted under Vancouver's R1-1 zoning without rezoning. Since CACs are only triggered by rezoning applications, multiplex developers pay $0 in CAC. This is a significant advantage over larger developments that require rezoning and can face CACs of hundreds of thousands of dollars.
20% temporary DCL reduction in effect
Vancouver City Council approved a 20% temporary reduction to all DCL bylaws (City-wide, Utilities, and Area-specific) effective December 10, 2025. This discount applies until September 30, 2026, when new rates will be set under the Financing Growth Update. The 2024 and 2025 annual inflationary adjustments were also cancelled.
Metro Vancouver DCCs are increasing rapidly
The assist factor (subsidy from existing ratepayers) decreases from 45% in 2025 to just 1% in 2027. The total DCC per unit increases from $21,941 (2025) to $34,133 (2027) — a 56% increase in two years. The Water DCC alone goes from $10,952 to $19,714. Timing your building permit application can save tens of thousands of dollars.
Rental multiplex gets the best deal
If all units are secured as purpose-built rental housing (owner may occupy one unit), the density bonus contribution is $0 and you can build up to 8 units instead of 6. On a 50-ft west-side lot, this saves $117,000 in density bonus charges alone. Combined with 2 additional revenue-generating units, rental multiplex has the strongest financial incentive from the City.
Installment payments available for DCLs
For total DCL under $500,000 (which covers most multiplex projects), the City of Vancouver allows payment in 3 equal installments: 1/3 at building permit issuance, 1/3 at 12 months, and 1/3 at 24 months — with no interest charged. This helps with cash flow during the construction period.
Understanding Multiplex Development Costs in Vancouver
Building a multiplex in Vancouver involves several layers of municipal charges beyond construction hard costs. The City of Vancouver collects Development Cost Levies (DCLs) per square metre of floor area, while Metro Vancouver collects Development Cost Charges (DCCs) per dwelling unit for regional infrastructure. On top of these, developers pay density bonus contributions, building permit fees, and development permit fees. Understanding and budgeting for these charges is critical for accurate feasibility analysis.
What is a DCL (Development Cost Levy)?
A Development Cost Levy is a City of Vancouver charge per square metre of new floor area. It is paid at building permit issuance and funds city infrastructure. Vancouver has two separate DCLs: the City-wide DCL (Bylaw 9755) covering affordable housing, parks, transportation, and childcare capital projects; and the Utilities DCL (Bylaw 12183) covering water, sewer, and drainage infrastructure. Most multiplex projects at approximately 1.0 FSR fall into the "residential at or below 1.2 FSR" category, which has the lowest per-square-metre rate. A 20% temporary reduction has been in effect since December 10, 2025.
What is a DCC (Development Cost Charge)?
A Development Cost Charge is a Metro Vancouver regional charge per dwelling unit. DCCs are separate from and in addition to City DCLs. They fund regional water supply, liquid waste (sewer) treatment, and regional parkland acquisition. DCCs are set by Metro Vancouver but collected by the City of Vancouver on their behalf at building permit issuance. The rates are phasing in over three years (2025-2027) as the assist factor — the portion subsidized by existing ratepayers — decreases from 45% to 1%.
What is the Density Bonus Contribution?
Under Vancouver's R1-1 zoning, multiplex developments get a base density of 0.70 FSR at no charge. Floor area above 0.70 FSR up to the 1.0 FSR maximum requires a density bonus contribution. The rate per square foot of bonus area varies dramatically based on lot width (33-ft lots pay $3/sq ft; 50-ft lots pay $50-$65/sq ft) and location (east vs. west of Oak Street). This is often the most variable and impactful charge in a multiplex project budget. Rental multiplex projects and those including a below-market homeownership unit are fully exempt from this charge.
DCL vs. DCC: What is the Difference?
The key differences: DCLs are City of Vancouver charges calculated per square metre of floor area. DCCs are Metro Vancouver regional charges calculated per dwelling unit. Both are payable at building permit issuance. DCLs fund city-level infrastructure (parks, housing, childcare). DCCs fund regional infrastructure (water treatment plants, sewer systems, regional parks). You pay both — they are not alternatives to each other.
Official Sources
All rates and data on this page are sourced from official City of Vancouver and Metro Vancouver publications:
City of Vancouver
- Development Cost Levies — DCL rates, bylaws, temporary reduction
- Density Bonus Zoning — Contribution rates by area
- Build a Multiplex Dwelling — R1-1 rules, unit limits
- Pay DCL and DCC — Payment terms, installments
- DCL Bylaw No. 9755 (PDF)
- Utilities DCL Bylaw No. 12183 (PDF)
Metro Vancouver
- Water DCC — Regional water charge rates
- Liquid Waste DCC — Sewer charge rates
- Parkland Acquisition DCC — New Jan 2025
Frequently Asked Questions
How much does it cost to build a multiplex in Vancouver? +
What is the DCL rate for a multiplex in Vancouver in 2025? +
How much are Metro Vancouver DCCs for a multiplex? +
What is the difference between DCL and DCC? +
What is the density bonus contribution for a multiplex? +
Are there waivers or discounts for multiplex development costs? +
When are DCLs and DCCs payable? Can I pay in installments? +
Does building a rental multiplex cost less in fees? +
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