What is R1-1 zoning in Vancouver?

R1-1 is Vancouver's "Residential Inclusive" district and the zone on most of the city's house lots. It permits anything from a single house with a suite and laneway house up to a multiplex of 4 to 6 strata units, or 8 secured-rental units, depending on lot size. It has been in force since October 17, 2023, and already met the province's Bill 44 Small-Scale Multi-Unit Housing rules.

What can you build on R1-1 zoned land?

On a qualifying lot, up to 4 units at 306 m² and 10.0 m of frontage, 5 units at 464 m² and 13.4 m, and 6 strata units or 8 secured-rental units at 557 m² and 15.1 m. A multiplex also needs rear lane access, a site outside the floodplain, and a lot that existed before October 17, 2023. Smaller lots can still build a house with a suite and laneway house, or a duplex. All of these are permitted outright, with no rezoning.

What is the FSR for R1-1 in Vancouver?

A multiplex in R1-1 has a maximum FSR of 1.00, whatever the tenure. Since By-law 14747 took effect on June 30, 2026, that figure no longer requires rental tenure or an amenity share payment. A duplex on a lot too small for a multiplex is held to 0.70. ZoneScout calculates the maximum buildable floor area for your specific lot.

What are the setbacks in R1-1?

R1-1 uses front, side, and rear yard setbacks that scale with lot dimensions - side yards are typically narrow (around 0.9 m / 3 ft) while front and rear yards are larger and tied to lot depth. Exact setbacks depend on your lot, so confirm them for your address rather than assuming a single fixed value.

How big does a lot need to be for a multiplex in R1-1?

At least 306 m² with 10.0 m of frontage. Below that, the lot falls back to a duplex or a house with a suite and laneway house. A standard 33 by 122 foot Vancouver lot is about 374 m² and 10.1 m wide, which qualifies for 4 units if it also has a rear lane and sits outside the floodplain.

Vancouver · Zone profile

R1-1 Zoning in Vancouver

What can you build on an R1-1 lot? Compare houses, duplexes and multiplexes, then check how FSR, height, setbacks and lot conditions shape your options. Former RS-1 lots now use this district.

Updated June 2026

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On an R1-1 lot in Vancouver you can build a house with a suite and laneway house, a duplex, or a multiplex of up to 6 strata units (8 if every unit is secured rental). Lot size decides the count: 4 units from 306 m², 5 from 464 m², 6 or 8 from 557 m². R1-1, the “Residential Inclusive” district, is the zone behind most houses in Vancouver and already meets the province's Bill 44 Small-Scale Multi-Unit Housing rules.

Was your lot listed as RS-1? That zone was renamed and folded into R1-1 in 2023. See Vancouver RS-1 zoning is now R1-1 for what changed. This guide covers what you can build today.

Permitted units 1–6 Up to 8 with rental Multiplex FSR 1.00 Any tenure Approx. height ~11.5 m Multiplex form Side yards ~0.9 m Scales with lot Approval Outright No rezoning needed Min. multiplex lot 306 m² 10.0 m frontage Read these as typical values

The figures above are representative of standard R1-1 lots. The bylaw sets several of them on sliding scales tied to lot size and development form, so they are not one-size-fits-all. Run your address for the exact numbers that apply to your parcel.

What you can build in R1-1

R1-1 is deliberately permissive. On an eligible lot you can generally choose among:

A single detached house, optionally with a secondary suite and a laneway house.
A duplex, with suites.
A multiplex of up to 6 strata units, the form most owners are now exploring.
Up to 8 units when every unit is secured rental.

How many units your lot gets

The multiplex unit count is set by lot area and frontage. Both thresholds have to be met:

Under 306 m² or 10.0 m frontage: no multiplex. A duplex (0.70 FSR, 50% site coverage) or a house with a suite and laneway house.
306 m² and 10.0 m: up to 4 units. A standard 33 by 122 ft lot (about 374 m², 10.1 m wide) lands here.
464 m² and 13.4 m: up to 5 units.
557 m² and 15.1 m: up to 6 strata units, or 8 secured rental. A 50 by 122 ft lot (about 567 m², 15.2 m wide) lands here.

A multiplex also needs rear lane access, a site outside the designated floodplain, and a lot that existed before October 17, 2023. A strata multiplex on a site of 623 m² or more with 17.1 m of frontage, west of Ontario or Carrall Street, must provide 5% of its floor area as social housing or pay cash in lieu.

All of these are outright permitted uses, meaning an eligible project proceeds to a development and building permit without a discretionary rezoning.

Key R1-1 regulations

Density (FSR)

Floor Space Ratio is the cap on total floor area relative to lot size. A multiplex in R1-1 gets 1.00 FSR. Before June 30, 2026 the base was 0.70 and the rest had to be earned with rental tenure or amenity share payments; By-law 14747 made 1.00 outright. A duplex on a smaller lot is held to 0.70. FSR, not just the unit count, usually decides how much building actually fits.

Height & storeys

Multiplex forms in R1-1 are generally limited to about 11.5 m, which accommodates roughly 2½–3 storeys. Height is measured per the bylaw's grade rules, which matter on sloped lots.

Setbacks & site coverage

R1-1 keeps side yards narrow (around 0.9 m) to make multi-unit forms workable, while front and rear yards scale with lot depth. Site coverage and open-space requirements then limit the building footprint. Because these are tied to your lot's exact dimensions, they're the values most worth confirming for your specific address.

Get the exact envelope

ZoneScout reads your lot's geometry and the R1-1 schedule, then returns the permitted unit count, max buildable floor area, height, site coverage, and setbacks - with a lot diagram. Look up your address →

Other Vancouver residential zones

R1-1 is Vancouver's most common lot, but the older multi-family districts still cover large parts of the city - and carry their own density and floor-space rules:

RT-5 zoning in Vancouver - the Two-Family Residential district (duplexes and infill).
RT-7 zoning in Vancouver - a heritage-oriented two-family district.
RM-9B zoning in Vancouver - a Multiple Dwelling district with a 2.0 floor space ratio.
Browse every Vancouver zone A–Z for the full list.

How many units can I build on my lot in Vancouver?
Vancouver RS-1 zoning is now R1-1: what changed
R1-1 zone page with the bylaw figures.
Run a live zoning report for any Metro Vancouver address.

Vancouver zoning map

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Frequently asked questions

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