Written by David Babakaiff — Co-Founder, VanPlex | 25+ Years BC Construction

Capital Region | Esquimalt

Multiplex in Esquimalt

Esquimalt implemented the provincial rules with a notable limit: it tops out at four units, not six. Properties under 280 m² take up to three units and those over 280 m² take up to four, in new small-scale multi-family zones (RSM-1 and RSM-2). Because the township has no frequent-transit stops that meet the provincial standard, it drafted no six-unit tier at all.

Key Takeaways

✓3 units under 280 m²; 4 units over 280 m².
✓No 6-unit tier, because Esquimalt has no qualifying frequent-transit stops.
✓New zones RSM-1 (small lot) and RSM-2 (larger lot) carry the permissions.
✓Tsunami-flood-risk areas were exempted from the new SSMUH zoning.

What Esquimalt Did

3 units on smaller lots

Properties under 280 m² must accommodate up to three residential units, in line with the provincial Small-Scale Multi-Unit Housing floor.

4 units on larger lots

Properties over 280 m² accommodate up to four residential units. These sit in Esquimalt’s new small-scale multi-family zones.

No 6-unit tier

Because Esquimalt has no provincially recognized frequent-transit stops, it drafted no six-unit zones. The transit bonus that unlocks six units elsewhere does not apply here.

RSM-1 and RSM-2 zones

Esquimalt created small-scale multi-family zones, RSM-1 for small lots and RSM-2 for larger lots, to carry the new permissions. Tsunami-flood-risk areas were exempted from SSMUH zoning.

Details from the Township of Esquimalt SSMUH page; unit thresholds follow the Province of BC SSMUH framework.

Best For

✓ Esquimalt lots over 280 m² aiming for the four-unit form.
✓ Smaller lots under 280 m² building up to three units.
✓ Builders who plan around a four-unit ceiling rather than counting on six.

Usually Fails When

✕ A pro forma assumes six units, but Esquimalt has no six-unit tier.
✕ A tsunami-flood-risk parcel is assumed eligible for the new SSMUH zoning.
✕ The 280 m² lot-size split is misread, over-counting units on a small lot.

What To Verify Before Spending Money

→ The lot area against the 280 m² threshold (3 vs 4 units).
→ Whether the parcel sits in a tsunami-flood-risk exemption area.
→ The applicable RSM-1 or RSM-2 zone rules for the lot.

Where to Go Next

Saanich

A six-unit-capable neighbour with DP exemptions.

West Shore

Langford and Colwood under Bill 44.

Bill 44 vs MMHI

The provincial framework Esquimalt follows.

Frequently Asked Questions

How many units can I build in Esquimalt? +

Up to three units on properties under 280 m² and up to four units on properties over 280 m², matching the provincial SSMUH floor. Esquimalt did not create a six-unit tier, because it has no provincially recognized frequent-transit stops to trigger the six-unit bonus.

Why does Esquimalt have no 6-unit option? +

The six-unit minimum under Bill 44 applies to larger lots within 400 metres of a frequent-transit stop (one served at least every 15 minutes). Esquimalt has no stops that meet that frequency standard, so it had no obligation to permit six units, and drafted no zones for that tier.

What are the RSM-1 and RSM-2 zones? +

They are Esquimalt’s small-scale multi-family housing zones, RSM-1 for small lots and RSM-2 for larger lots, created to implement SSMUH. Properties in tsunami-flood-risk areas were exempted from the new zoning.

How does Esquimalt compare to Saanich? +

Both implemented SSMUH on the provincial timeline, but Saanich permits up to six units and added a Form & Character DP exemption, while Esquimalt tops out at four units with no six-unit tier because it lacks qualifying frequent transit. The lot-size split at 280 m² is the same in both.

Can I build three units on a small Esquimalt lot? +

Yes. A property under 280 m² in Esquimalt can hold up to three residential units, matching the provincial Small-Scale Multi-Unit Housing floor. That threshold applies inside the township’s new RSM-1 and RSM-2 zones, which carry the permissions for small and larger lots.

Is my Esquimalt property exempt from the new SSMUH zoning? +

A property in a tsunami-flood-risk area in Esquimalt is exempt from the new SSMUH zoning, so it does not gain the three or four-unit permissions under RSM-1 or RSM-2. Confirm with the township whether your specific parcel sits inside a mapped flood-risk area before planning a project.

What zoning bylaw sets the unit count on my Esquimalt lot? +

Esquimalt set unit counts through its RSM-1 and RSM-2 small-scale multi-family zones, RSM-1 for lots under 280 m² and RSM-2 for lots over that size. These zones carry the three and four-unit permissions the township adopted to meet the provincial SSMUH floor.

Will a future transit line raise Esquimalt to six units? +

Esquimalt currently has no provincially recognized frequent-transit stops, which is why the township drafted no six-unit zones. If a stop later qualifies under the province’s 15-minute frequency standard, Esquimalt would need to draft new zoning to add a six-unit tier; it has not done so yet.

Official Sources Referenced

Township of Esquimalt — Small-Scale Multi-Unit Housing

https://www.esquimalt.ca/business-development/development/small-scale-multi-unit-housing-township-esquimalt

Province of BC — Small-Scale Multi-Unit Housing (SSMUH / Bill 44)

https://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-initiatives/smale-scale-multi-unit-housing

Province of BC — SSMUH Provincial Policy Manual & Site Standards (PDF)

https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/tools-for-government/local-governments-and-housing/ssmuh_provincial_policy_manual.pdf

Province of BC — Housing Targets Orders

https://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-targets/orders

BC Gov News — First housing targets set (Victoria 4,902 units)

https://news.gov.bc.ca/releases/2023HOUS0123-001505

General information, not legal advice. Zoning and permitting rules are set by each municipality and change over time. Verify current requirements directly with the municipal Planning Department before making a decision.

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