Vancouver R1-1: Gentle Density & Missing Middle Housing

Vancouver's R1-1 zoning—its local expression of BC's SSMUH (Small-Scale Multi-Unit Housing) mandate—enables gentle density development through duplexes, triplexes, and multiplexes. Review the Low Density Housing Options guide to understand R1-1 eligibility, permitting, and timelines.

R1-1 multiplex activity update — March 2026

City data confirms that multiplex is now the dominant application type in Vancouver's R1-1 zone. Through early 2026, 518+ multiplex applications have been filed, representing roughly 2,200+ new dwelling units. Approximately 90% of applicants design without a basement. During 2024, multiplexes accounted for about 50% of all R1-1 application volume, with duplexes at around 30% and single detached houses at roughly 20%. A concurrent Development Building Permit process for multiplex projects with up to 4 units (max 2 per building) launched in 2025, saving approximately 4-6 months compared to the old sequential DP-then-BP path.

Source: Shape Your City — Multiplexes | City of Vancouver, updated March 2026

Applications filed

518+

Multiplex applications filed in R1-1 zones through early 2026.

Dwelling units represented

2,200+

Total new dwelling units across all filed multiplex applications.

Share of R1-1 applications (2024)

~50%

Multiplex is 50% of R1-1 application volume, surpassing duplexes (~30%) and detached houses (~20%).

R1-1 housing options at a glance

Multiplex: Up to 6 strata-titled units, or up to 8 rental units on a single lot.
Duplex: Two principal dwellings, with secondary suites and lock-off units permitted.
Single detached house: One principal dwelling with secondary suites and a laneway house.

Bill 44/Bill 25 and R1-1

Vancouver's R1-1 already permits up to 8 units per lot (6 strata, 8 rental) and is not classified as a restricted zone under the Province's Bill 25 legislation. The June 30, 2026 compliance deadline that applies to municipalities with more restrictive zoning does not affect R1-1 properties. The Feb 2026 version of the R1-1 district schedule is the current reference.

Source: City of Vancouver — Provincial Housing Legislation | R1-1 District Schedule (Feb 2026, PDF)

March 2026 update

City of Vancouver Low Density Housing Options Guide

The City’s guide decodes how multiplex, single-detached, duplex, and laneway projects are reviewed in low-density districts. It complements (not replaces) the Zoning & Development By-law—use it to scope eligibility, avoid redesigns, and brief your consultants before we file.

Applies To

New construction multiplex (R1-1, RT-7, RT-9), single-detached + suite, duplex + suite/lock-off, and laneway houses.

Use With

City by-laws, Vancouver Building By-law (VBBL), and site-specific survey/arborist/servicing checks.

Project Playbook

We align design teams, secure permits, and build—this guide keeps owners informed on the rules we’re executing against.

1. Permitting Process 2. Site Analysis & Requirements 3. Multiple-Dwelling (Multiplex)4. Single-Detached & Duplex 5. Laneway House 6. Subdivision & Resources

1. Permitting Process

Start by confirming site eligibility (multiplex, detached, duplex, or laneway), reviewing utilities, trees, easements, and assembling drawings and studies. The guide reinforces that development and building submissions move faster when survey, arborist, servicing confirmation, and consultant scope are coordinated ahead of time.

Separate DP/BP (House, Duplex, Laneway)

• File Development Permit (DP) first; wait for Prior-to conditions before applying for Building Permit (BP).
• Multiplex is typically reviewed under VBBL Part 9 (Group C) with Part 3 triggers on complex layouts.
• Expect staff review and deficiency loops at both DP and BP stages.
• Fees: multiplex DP category 2(a) + separate BP based on construction value.

Neighbourhood notification is not required for R1-1, RT-7, or RT-9 multiplex applications.

Concurrent DP + BP (Multiplex, up to 4 units)

• Since 2025, multiplex projects with up to 4 units (max 2 per building) can use a concurrent Development Building Permit process, saving approximately 4-6 months vs. the old sequential path.
• Align scope with Development Permit Checklists and confirm fees (Development + Building Permit schedules).
• Tree retention, servicing upgrades, housing agreements, and BC Housing registration may add conditions.
• Engineering reviews elevation without City Building Grades for R1-1, RT-7, RT-9—height is measured from surveyed base surface.

Pre-Application Checklist

• Confirm site eligibility, frontage, depth, and floodplain status.
• Order legal survey with trees, utilities, easements, and power assets mapped.
• Engage arborist, structural, geotechnical, mechanical, electrical, and envelope consultants as required.
• Schedule Development & Building Services Centre submission once drawings and studies align.

Helpful Resources

2. Site Analysis & Requirements

Early site planning protects trees, right-sizes servicing, and avoids redesigns once you reach permit review. The guide dedicates significant space to tree retention, transformer needs, and rainwater management—core reasons projects can stall.

Tree Protection

• Preserve healthy trees on site, City property, and neighbouring lots—diameter ≥ 20 cm measured 1.4 m above grade triggers protection.
• Multiplex: front-yard retention mandatory; consider rear retention on deep lots (>41 m).
• Houses/Duplexes: retain front and rear yard trees; removal within buildable footprint needs Landscape review.
• Laneway homes: removal permitted inside buildable footprint, but provide replacements under Protection of Trees By-law.

Fence footings should be point supports; all utility connections must avoid critical root zones.

New Planting & Neighbour Trees

• Front yard tree planting: one new tree if frontage <15.24 m (50 ft.), two trees if ≥ 15.24 m.
• Multiplex courtyard planting encouraged; rare hardship may reduce count.
• Neighbouring trees: include consent letter if removal required or arborist strategy for protection.
• Tree location clearances: ≥1.0 m from side property line/accessory structures, ≥1.5 m from buildings, ≥2.5 m from boulevard trees.

Reports & Permits

• ISA Certified Arborist report is typically required (site + adjacent trees); include Letter of Assurance when working in critical root zones.
• Most projects need sewer and water permits before finalizing detention design.
• Tree removal always requires a City tree permit.
• Show new trees, retained canopies, and protection barriers on site plan if no formal landscape plan is required.

Electrical Transformer Capacity

• Projects with more than three units must reserve a 3.6 m × 3.6 m space for a BC Hydro transformer until exemption is received.
• Contact BC Hydro Design Connections before DP submission; include exemption letter if overhead service is allowed.
• Maintain 6.0 m radius clearance from existing pole-mounted transformers; add non-combustible barriers when clearances are tight.
• Electric rooms (for PMT/LPT) can use the 3.7 m²/unit mechanical space FSR exclusion.

Rainwater Management (Effective July 1, 2025)

New projects up to 1.0 FSR on sites ≤1,000 m² require detention tanks. Determine location near the sewer connection (typically front), favour gravity drainage, and secure sewer permits early.

Site Area	Active Storage	Orifice Diameter
≤ 400 m²	3,400 L	30 mm
400.1 – 500 m²	3,900 L	35 mm
500.1 – 750 m²	4,600 L	45 mm
751.1 – 1,000 m²	7,200 L	50 mm

If excavation is not feasible (archaeology, artesian water, contamination, geotechnical limits), applicants can request an exemption from the Chief Building Official.

3. Multiple-Dwelling (“Multiplex”)

Multiplex projects allow up to 6 strata units or up to 8 secured rental units, with FSR up to 1.00 on single lots when site width, depth, and servicing align. The guide outlines minimum unit counts, frontage rules, and design moves that keep projects Part 9 wherever possible.

Unit Counts & Eligibility

R1-1 Minimums

• 10.0 m frontage / 306 m² → 3–4 units
• 13.4 m frontage / 464 m² → 5 units
• 15.1 m frontage / 557 m² → 6 strata (or up to 8 secured rental)

RT-7 / RT-9 Maximums

• <280 m² → up to 3 units
• ≥280 m² → up to 6 units (8 for secured rental)

Site frontage and area both must meet thresholds—no relaxations. Lanes (open or dedicated) or double-fronting access is required.

Density & Tenure

• Base multiplex FSR 0.70. Secured rental up to 1.00; below-market homeownership up to 1.00. Single + suite is 0.60.
• Three paths: cash density bonus (strata), below-market ownership, or secured market rental (all units).
• Bonus density charges tie to frontage; irregular lots use averaged frontage.
• Rental projects secure tenure via housing agreement; one unit may host owner occupancy.

Parking & Mobility

• 0 parking spaces required for multiple dwellings in all R1-1 zones; 2 stalls typical on 10 m lots, 4 on 15.1 m lots.
• Stalls must sit at rear (lane access) and be open on two sides to stay out of FSR.
• Accessible stall encouraged; EV-ready outlets (240 V, 15 A minimum, load sharing allowed).
• Bicycle parking permitted under stairs or in sheds ≤24 m²; no courtyard bike clutter.

Design Essentials

• Height: 11.5 m / 3 storeys (front building), 8.5 m / 2 storeys (rear building).
• Setbacks: Front 4.9 m, Side 1.2 m (1.0 m if frontage <10.1 m), Rear 10.7 m.
• Building depth ≤19.8 m; width ≤17.4 m; courtyard separation ≥6.1 m on deep sites.
• Provide ground-oriented entries; side-yard paths must be ≥1.2 m clear (fire access ≤45 m).
• Rooftop decks allowed on front building; rear building decks not permitted.
• Internalized entry stairs can claim up to 7.4 m² FSR exclusion per affected unit.
• ~90% of applicants design without basement. Aim for family-sized units (2+ bedrooms); follow minimum mix per unit count.

Heritage, Character & Floodplain Checks

Multiplex is not permitted on designated heritage properties or within floodplains. Character homes may pursue retention incentives (multiple conversion dwelling + infill) instead—ask us to vet these paths before committing to demolition and rebuild.

4. Single Detached House & Duplex

Detached and duplex projects still benefit from the guide—especially when balancing secondary suites, lock-off units, lane dedications, and permeability caps.

Key Regulations

• Accessory buildings (garage/carport) max 48 m²; additional parking must be surface and permeable.
• Main entries should face the street; covered entry per unit ≥1.8 m × 1.8 m.
• Height envelope supports up to 2.5 storeys; basements optional—fully above-grade builds boost accessibility and carbon performance.
• Side yards can be relaxed minimally for renovations; front/exterior side fences capped at 1.2 m.

Suites & Lock-Off Units

• Secondary suites ≥37 m²; one per house or per duplex unit; typically trigger one parking stall per suite.
• Lock-off units (duplex only, R1-1) range 26–29.7 m², require interior connection, and do not add parking requirements.
• Sunken patios allowed if basement floor ≤1.2 m below grade; terrace planters to avoid guardrails.
• Address suites subordinate to principal unit number unless corner/double-fronting warrants separate numbering.

Design Notes

• Break up wide facades with varied roof forms; inset balconies (≤1.8 m deep) are excluded from FSR.
• Driveway landscape setbacks: ≥1.0 m on wide sites, 0.6 m on mid-width, vine strategy acceptable up to 12.2 m frontage.
• Site coverage and permeability caps still apply—document reductions if existing conditions exceed limits.
• Lane dedications or building lines may shift yard calculations; setbacks measured from ultimate property line.

5. Laneway House

Laneway homes add gentle density behind single-detached dwellings—while sharing many of the same servicing and tree rules as multiplex.

Eligibility & Siting

• Requires open/dedicated lane, corner with lane, or double-fronting lot.
• Minimum lot width 7.3 m at lane; maintain 4.9 m courtyard between main house and LWH.
• Firefighter access path from street must be ≥0.9 m clear with slip-resistant surface.
• Side yard setbacks 1.2 m typical; lane setback 0.9 m (respect dedications for narrow lanes).

Design & Servicing

• Optional parking located under second level, as surface stalls, or within a garage (counts toward FSR).
• Max height 8.5 m; rooftop decks not permitted; provide at least 3.7 m² private outdoor space.
• No secondary suites or lock-off units within LWH.
• Maintain transformer clearance; place refuse away from amenity space but with lane access.

Liveability Checklist

• Provide one shared living space ≥16.7 m² (180 sq ft).
• Ensure at least one bedroom ≥8.5 m² with 2.1 m clear dimension (except studio layouts).
• Use plantings along lane edges; keep fences ≤1.2 m and behind landscape strip.

6. Subdivision & Additional Resources

Sites that meet Schedule A of the Subdivision By-law can pursue lot splits; each resulting parcel must independently satisfy multiplex or laneway eligibility. Conversions to strata typically need City review only when buildings are previously occupied.

When to Engage the Subdivision & Strata Group

• Considering parcel splits or tied-lot separations.
• Seeking relaxations on widths/areas due to block context.
• Converting existing buildings to strata tenure.

Email subdivision@vancouver.ca for preliminary review.

Resource Library

Costs & Timelines (2026 Benchmarks)

Every lot is different, but our Vancouver dataset shows the following bands once servicing, design scope, and product mix are accounted for. Your address-based plan replaces these benchmarks with numbers tuned to frontage, slope, tree protection, and market positioning.

Duplex

$1.45M – $1.75M

Hard + soft cost band for a 2,800–3,200 sq ft build on a standard 33'×122' lot.

Fourplex

$1.85M – $2.40M

Typical for four 1,200 sq ft homes with lane home or stacked options, inclusive of escalation contingency.

Sixplex (FTNA)

$2.45M – $3.05M

Assumes Frequent Transit Network allowances with enhanced energy package. No elevator permitted in this form.

Preconstruction Planning

Survey, soils, concept design, development permit set, and all permitting managed by VanPlex.

Typical duration: 4–6 months (FTNA adds ≈1 month for design panel).

Construction

VanPlex GC/CM delivery with coordinated trades, open-book cost control, and phased occupancy turnover.

Typical duration: 13–18 months depending on product mix.

Information is advisory; not legal, permitting, or zoning approval. Pricing assumes 2026 material rates and labour availability.

Recent Multiplex Plan

Case Study

Kitsilano Fourplex + Laneway Plan

A homeowner entered their Kitsilano address and received feasibility, profit, and budget ranges in minutes. The plan highlighted servicing upgrades, suggested a fourplex + lane home configuration, and sequenced partner handoffs so construction could start within four months of permit issuance.

Profit band: $1.35M – $1.62MHard cost: $1.85M – $2.05MTimeline: 48h plan → 14 month build

View the full Vancouver case study

Explore by neighbourhood

Vancouver Neighbourhood Guides

Deep-dive into multiplex development potential across all 29 Vancouver neighbourhoods. Each guide includes zoning analysis, land values, ROE estimates, and local market insights.

Kitsilano

Beach lifestyle & vibrant community

Point Grey

UBC proximity & prestigious address

West Point Grey

Ocean views & top schools

Fairview

Broadway Subway & healthcare hub

Shaughnessy

Heritage estates & tree-lined streets

Mount Pleasant

Trendy cafes & creative energy

Kerrisdale

Village charm & family-friendly

Dunbar-Southlands

Pacific Spirit Park access

Grandview-Woodland

The Drive culture & character

Hastings-Sunrise

Emerging & affordable

Arbutus Ridge

Greenway corridor & West Side

Renfrew-Collingwood

SkyTrain connected & diverse

Riley Park

Queen Elizabeth Park views

South Cambie

Canada Line & central location

Sunset

Value opportunity & growth

Strathcona

Historic charm & arts scene

Oakridge

Transit hub transformation

Marpole

River views & redevelopment

Victoria-Fraserview

Strong family demand

Killarney

Community-centered living

Kensington-Cedar Cottage

Trout Lake & transit access

South Granville

Gallery district sophistication

Cambie Corridor

Transit-oriented growth

Champlain Heights

River District catalyst

Southlands

Unique equestrian character

Partner Coordination

Architects & Designers

We match you with multiplex designers who understand R1-1 guidelines, passive house options, and missing-middle context.

Permit Expediters

Our permitting team prepares and files submissions, coordinates city reviews, and keeps approvals moving.

Financing & Brokerage

Introductions to lenders and brokers ensure your proforma assumptions translate into financing and sell/lease execution.

Request your Vancouver multiplex feasibility

Enter your address to see updated eligibility, floor-space rules, and budget bands aligned with the Low Density Housing Options guide.

FAQs

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Yes—your plan presents viable unit mix options and yield so you can compare paths.

Keep exploring

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Dive deeper into British Columbia's gentle density rollout with provincial guidance, statewide policy explainers, and practical tools that keep your Vancouver multiplex project on track.