How many units can I build on my lot in Vancouver?

Most single-family and duplex lots in Vancouver now sit in the R1-1 zone, which permits a multiplex of 3 to 6 dwelling units depending on lot size - and up to 8 units when a portion is secured as below-market rental. Smaller lots under ~306 m² typically cap at 3–4 units. The exact number depends on your lot area, frontage, and whether you retain a character house, so run your address to get the figure for your specific parcel.

What is Bill 44 / SSMUH?

Bill 44, the Housing Statutes (Residential Development) Amendment Act passed in late 2023, requires most BC municipalities to permit Small-Scale Multi-Unit Housing (SSMUH) - at least 3–4 units - on land previously restricted to single-family or duplex use, and up to 6 units on larger lots near frequent transit. Vancouver implemented these requirements through its R1-1 zoning district.

Do I need to rezone to build a multiplex in Vancouver?

No. The point of Bill 44 and Vancouver's R1-1 zone is that multiplex housing is permitted outright on eligible lots - you go straight to a development/building permit rather than a discretionary rezoning. You still need permits and must meet the zone's setback, height, and FSR rules.

Does my lot size change how many units I can build?

Yes. Lot area is the primary driver. Smaller lots are generally limited to 3–4 units, while larger lots (roughly 306 m² / 33 ft frontage and up) can support 5–6 units, and up to 8 with a below-market rental component. Frontage and site coverage limits also affect what physically fits.

Does this apply to laneway houses and duplexes too?

Laneway houses and duplexes are still permitted, but under R1-1 most owners now have the option of a multiplex with more units instead. ZoneScout shows the full set of permitted forms for your address so you can compare a duplex, multiplex, or character-retention scheme.

Bill 44 · SSMUH · Vancouver

How Many Units Can You Build on a Vancouver Lot?

Since Bill 44, the answer for most Vancouver lots is no longer “one.” Here's how Small-Scale Multi-Unit Housing works, what your lot likely allows, and how to confirm the exact number.

Updated June 2026

Bill 44 map See what your Vancouver lot can hold

Search an address to open the exact lot on the map, with its unit count and the rule behind it.

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For decades, the answer to “how many homes can I build on my Vancouver lot?” was usually one house, sometimes with a basement suite or a laneway house. That changed with Bill 44, the provincial Small-Scale Multi-Unit Housing (SSMUH) legislation. Vancouver now permits a multiplex of several homes outright on most residential lots - no rezoning required.

The short version: most single-family and duplex lots in Vancouver fall under the new R1-1 zoning district, which allows a multiplex of 3 to 6 dwelling units depending on lot size - and up to 8 units when part of the project is secured as below-market rental.

Typical small lot 3–4 units Lots under ~306 m² Typical standard lot 5–6 units ~306 m² (33 ft) and up With rental incentive Up to 8 Below-market rental secured The honest caveat

These are the framework numbers. Your actual entitlement depends on lot area, frontage, proximity to frequent transit, and design choices like character-home retention. Always confirm against the current bylaw - or just run your address and let ZoneScout pull the figure for your parcel.

What Bill 44 actually requires

Bill 44 - the Housing Statutes (Residential Development) Amendment Act, passed in late 2023 - forces most BC municipalities over 5,000 people to allow Small-Scale Multi-Unit Housing on land that used to be reserved for single-family homes or duplexes. The provincial minimums are:

At least 3 units on most lots previously zoned single-family or duplex.
At least 4 units on lots larger than roughly 280 m².
Up to 6 units on lots within 400 m of frequent (bus or rail) transit service.

Those are floors, not ceilings - a city is free to permit more. Vancouver did exactly that when it created the R1-1 zone.

How Vancouver implemented it: the R1-1 zone

On October 17, 2023 Vancouver replaced all nine of its old RS single-family districts with a single R1-1 “Residential Inclusive” zone. If your property used to be RS-1, it is almost certainly R1-1 today. Under R1-1 you can generally build:

A single house, with or without a secondary suite and a laneway house.
A duplex, with suites.
A multiplex of 3–6 units on a standard lot - the headline change.
Up to 8 units where below-market rental is included, or with character-house retention bonuses.

Crucially, all of this is outright - permitted by the zone - so an eligible multiplex goes straight to a development and building permit instead of a slow, uncertain rezoning.

What actually drives your unit count

Two lots on the same street can allow different numbers of homes. The main factors:

Lot area

This is the biggest lever. Smaller lots are generally held to 3–4 units; once you cross roughly 306 m² (a standard 33-ft Vancouver lot) you move into the 5–6 unit range.

Frontage & floor space ratio (FSR)

R1-1 caps total floor area through FSR (around 0.7 for a house rising toward 1.0 for a multiplex). Even if the unit count allows six homes, FSR and site coverage limits decide how much building actually fits.

Transit proximity & rental tenure

Lots near frequent transit and projects that secure below-market rental can reach the top of the range. This is where the jump from 6 to 8 units typically comes from.

Skip the manual math

ZoneScout reads your lot's area, frontage, and zone, then computes the permitted unit count, max buildable area, height, and setbacks in seconds. Look up your address →

Next steps for your lot

Run your address to get the exact permitted unit count and buildable area.
Read the R1-1 zoning guide for setbacks, FSR, and height specifics.
Browse the Vancouver zoning guide for a breakdown of every residential and mixed-use zone.
Confirm figures against the City of Vancouver's official zoning bylaw before designing or applying.

Vancouver zoning map

Ready to check your own lot?

Search your address to open the exact lot on the map. ZoneScout checks its unit band and the rule that applies to it.

Or explore the full Vancouver zoning map 1–2 units 3 units 4–5 units 6–7 units 8+ units © MapTiler © OpenStreetMap contributors

Frequently asked questions

How many units does your lot allow?

Enter your Vancouver address and ZoneScout returns your permitted unit count, FSR, height, and setbacks - cited from the R1-1 district schedule.

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