R4 Zoning in Surrey — Small Lot Residential
R4 — Small Lot Residential is a residential zoning district in the City of Surrey. Small-scale multi-unit housing on small lots typically 336 m2 or larger (2-6 units); former RF-12/RF-13 small-lot areas.
On a typical R4-zoned lot you can expect up to 4 dwelling units, an FSR of about 0.72, a hard cap of 450 m² of floor area however large the lot, a maximum height of 11 m (3 storeys), and site coverage up to 60%. Exact figures vary with lot size, frontage, and form of development — look up your specific address to confirm.
Intent of the R4 district
Small-scale multi-unit housing on small lots typically 336 m2 or larger (2-6 units); former RF-12/RF-13 small-lot areas.
R4 at a glance
| Max dwelling units | 4 |
|---|---|
| Max units near frequent transit | 6 |
| Floor space ratio (FSR) | 0.72 |
| Max height | 11 m |
| Max storeys (by right) | 3 |
| Site coverage | 60% |
| Zone category | Residential |
Density tiers in R4
| Tier | Min lot area | Max units | FSR | Max height |
|---|---|---|---|---|
| Small Lot Residential - lot 4,050 m2+ (max 2 units) | 4050 m² | 2 | 0.72 | 9 m |
| Small Lot Residential - lot 280-4,050 m2 (up to 4-6 units) | 280 m² | 4 | — | 11 m |
| Small Lot Residential - lot under 280 m2 (up to 3 units) | — | 3 | 0.72 | 9 m |
Permitted uses in R4
- Single family dwelling
- duplex (lots 280-4050 m2)
- secondary suite
- garden suite
- coach house
- short-term rental
R4 zoning FAQ
What is R4 zoning in Surrey?
R4 (Small Lot Residential) is a residential zoning district in the City of Surrey. Small-scale multi-unit housing on small lots typically 336 m2 or larger (2-6 units); former RF-12/RF-13 small-lot areas.
What can you build on R4-zoned land in Surrey?
Permitted uses in R4 include Single family dwelling, duplex (lots 280-4050 m2), secondary suite, garden suite, coach house, among others. Permitted uses are allowed outright; conditional uses may require Development Permit Board approval.
What is the FSR for R4 in Surrey?
Floor Space Ratio (FSR) in R4 is about 0.72. The ratio is not the whole rule here: floor area is no more than 450 m², so on many lots the absolute figure governs rather than the ratio. ZoneScout calculates the maximum buildable floor area for your specific lot.
How tall can a building be in R4?
R4 permits a maximum building height of 11 m, generally about 3 storeys. Height can be affected by view corridors, setbacks, and the specific form of development.
How many units are allowed in R4 zoning?
R4 allows up to 4 dwelling units on an eligible lot. Within a Frequent Transit Area the figure rises to 6, which depends on the lot being close enough to a prescribed transit stop. Under the Province's Bill 44 Small-Scale Multi-Unit Housing rules, most standard residential lots in Surrey now permit multiple units outright. The exact number depends on lot size and whether rental tenure is secured.
Other residential zones in Surrey
- MR1 — Low Density Townhouse
- MR2 — Medium Density Townhouse
- MR3 — Rowhouse
- MR4 — High Density Townhouse
- MR5 — Stacked Townhouse
- MR6 — Low-Rise (4 Storey) Apartment
- MR6-C — Low-Rise (4 Storey) Apartment with Commercial
- MR7 — Low-Rise (5-8 Storey) Apartment
Look up a specific address in Surrey
Source: official Surrey zoning bylaw (PDF) · updated August 2026