More Homes per Lot: What BC's New Zoning Rules Mean for Owners and Buyers

Since 2024, BC law has required most cities to allow three to six homes on many lots once zoned for a single house or duplex, and higher density near SkyTrain. If you own a house, are buying one or are thinking about building, here is what the rules allow, how the Tri-Cities have applied them, and what they don't change.

The short version

Small-scale multi-unit housing

The Province's small-scale multi-unit housing rules, passed in late 2023, required local governments to update their zoning by June 30, 2024, unless they were given more time. In zones restricted to single-detached homes or duplexes, they must allow:

• 3 units on lots of 280 square metres or less;
• 4 units on lots over 280 square metres;
• 6 units on lots of 281 square metres or more within 400 metres of a bus stop with frequent service, meaning at least every 15 minutes, on average, from 7 a.m. to 7 p.m. on weekdays and 10 a.m. to 6 p.m. on weekends.

The unit counts apply mainly in urban areas, generally within urban containment boundaries or in municipalities of more than 5,000 people. In all municipalities, zoning for single-detached homes must allow at least a secondary suite or a detached accessory dwelling unit, such as a laneway or garden home.

Some land is exempt from the 3-to-6-unit rules, including heritage-protected properties, lots without both municipal water and sewer, lots larger than 4,050 square metres, land in a transit-oriented area and some hazard lands. In late 2025, the Province closed a gap so the rules also apply to every lot in a zone where any lot is limited to a house or duplex, and to zones that allow a house with both a secondary suite and a detached unit. Local governments had until June 30, 2026, to comply, unless they received an extension.

Transit-oriented areas

Transit-oriented areas cover land within 800 metres of a SkyTrain station, and within 400 metres of a bus exchange or West Coast Express station. Around Metro Vancouver SkyTrain stations, the minimum allowable densities are:

Land isn't rezoned automatically, but a council can't reject a rezoning on density or height alone if it falls within these levels. Local governments also can't require off-street residential parking in transit-oriented areas, apart from accessible parking.

How the Tri-Cities have applied it

• Coquitlam. After receiving more time, Coquitlam adopted its small-scale housing bylaw in June 2025, moving about 22,000 lots into new zones that allow up to 3 units on lots of 280 square metres or less and up to 4 units on larger lots up to 4,050 square metres. The City says none of its bus stops currently meet the provincial frequent-service criteria, so no lots qualify for 6 units. It has transit-oriented areas around its SkyTrain stations.
• Port Moody. Port Moody adopted its bylaw in June 2024, allowing up to 3, 4 or 6 units depending on lot size and bus service, and it has transit-oriented areas around Moody Centre and Inlet Centre stations.
• Port Coquitlam. Its single-family zones now allow 3 or 4 units, and 6 units within 400 metres of frequent bus service, generally along Lougheed Highway. Development permits are required for new duplexes, accessory dwelling units and projects of 3 or more units. Its transit-oriented areas include parts of the Coquitlam Central and Lincoln station areas and the area around the Port Coquitlam West Coast Express station.

If you own a house

More units may be allowed on your lot, but allowed isn't the same as practical. Before you plan anything, find out:

• Your zoning. Check your lot's zone and any exemptions with your city.
• Your title. Registered building schemes and other charges on title can limit what you can build. Port Moody, for example, says building schemes take precedence over its small-scale housing zoning.
• Servicing. Water, sewer and other upgrades can be costly. Port Coquitlam's guide notes that required off-site upgrades alone can run into six figures.
• Permits and charges. Building permits and Building Code requirements still apply, development cost charges can apply, and some cities also require development permits.

The new rules also don't legalize an existing suite that was built without a building permit.

If you are buying

The rules are bringing more ground-oriented homes, such as triplexes, fourplexes and townhouse-style units, into established neighbourhoods, and these can be sold as small stratas. If you are buying a house, it is worth knowing what could be built on the lots around you. If you plan to build, check zoning, title, servicing and costs with the city and your own professionals before you remove subjects.

Questions homeowners often ask me

How many homes can be built on a single-family lot in BC?

In most urban areas, lots once limited to single-detached homes or duplexes now allow 3 units on lots of 280 square metres or less, 4 units on larger lots, and 6 units on lots near frequent bus service. Exemptions apply, so check with your city.

Do I still need permits to build a multiplex?

Yes. Building permits and Building Code requirements still apply, development cost charges can apply, and some cities also require development permits.

What is a transit-oriented area?

Land within 800 metres of a SkyTrain station, or 400 metres of a bus exchange or West Coast Express station, where cities must allow set minimum heights and densities and can't require residential parking.

Can I build 6 units on my lot in Coquitlam?

Not under the provincial 6-unit rule at the time of writing, because Coquitlam says none of its bus stops meet the frequent-service criteria. Its small-scale zones allow up to 3 or 4 units, depending on lot size.

Do the new rules legalize my existing suite?

No. The Province says the changes don't legalize secondary suites built without a building permit.

Curious how this affects your home's value? Read BC Assessment vs market value, compare Coquitlam, Port Coquitlam and Port Moody, or request a free home evaluation.

This article is general information. Zoning differs from lot to lot, so confirm the details with your city before you buy or plan to build. For the Province's overview, see small-scale multi-unit housing.