Building in Vancouver, BC: R1-1 Rules, Permits and Projects

The City's multiplex page (updated July 17, 2026, and checked September 25, 2026) defines a multiplex as housing with 3 to 8 dwelling units across one or more buildings on a single site, where every unit has its own direct exterior entrance. Council approved the change on September 14, 2023, and the by-law took effect on October 17, 2023. The Province's policy manual states that the eight-unit option is for secured rental housing.

The Province added its own minimums in fall 2023 through Bill 44, its small-scale multi-unit housing law. As of the Province's policy manual, updated for changes passed on November 27, 2025, a city must allow, in zones that only allowed single houses or duplexes (called restricted zones), at least 3 units on a lot of 280 m² or less and at least 4 units on a larger lot. It must allow 6 units on a larger lot within 400 metres of a bus stop served at least every 15 minutes on average (7 am to 7 pm on weekdays, 10 am to 6 pm on weekends). Zoning updates were due by June 30, 2026. For Vancouver, the manual cites section 565.04 of the Vancouver Charter for the lot exemptions.

In May 2024 the City reported that the provincial law did not classify R1-1 as a restricted zone, so it proposed no change to R1-1. Its May 2024 proposal named five other zones instead: RT-7, RT-9, First Shaughnessy District, CD-1 (371) and CD-1 (463). The City's timeline lists those changes as completed in spring 2024 and now shows a multiplex review and work on Bill 25, the Province's fall 2025 revisions, for 2026 to 2027.

Laneway houses and secondary suites follow separate rules. The Province requires cities to allow at least one secondary suite (a second self-contained home inside a house) or one detached accessory dwelling unit (a small separate home such as a laneway house) in restricted zones. To legalize a suite built without a building permit, the owner works with the City to bring it into line with the BC Building Code (provincial FAQ, version of May 30, 2024).

Site rules such as floor space ratio (floor area divided by lot area), lane access, frontage and parking are set in the R1-1 District Schedule. The City's multiplex project page says sites in the Designated Floodplain (land at risk of flooding) are excluded. Confirm every site rule for your lot with the City's Development and Building Services Centre before you design.

For the frontage table that sets unit count by lot width, the City's current Development Cost Levy rate, and the typical building permit timeline, see Costar's multiplex zoning and permits guide. For construction, land and city-fee cost figures by unit count, see the multiplex cost guide. For the full guides by building type, read the multiplex guide, the custom home guide and the laneway home guide.

Vancouver has 22 local areas, according to the City's open data. Costar's Vancouver portfolio includes projects named for Kitsilano, Dunbar, Killarney and Arbutus Quilchena.

In 2025 the City issued 376 new-building permits in the Multiple Dwelling category, up from 142 in 2024. The count for 2026 reached 219 by September 24. A multiplex with a front and a rear building can need two permits, so permits can outnumber projects.

By local area in 2025, Kensington-Cedar Cottage had 48 of those permits, Hastings-Sunrise 45 and Renfrew-Collingwood 35. Arbutus Ridge had 31, Dunbar-Southlands 24, Killarney 15 and Kitsilano 14. The City also issued 365 laneway house permits in 2025, compared with 730 in 2018.

In the City's 2026 property tax report, 65,706 of 228,869 records (28.7 percent) list R1-1 as the zoning district. Connaught Park (5.98 hectares) is at 2390 West 10th Avenue in Kitsilano, on the same avenue as Costar's Kitsilano projects.

Costar describes a multiplex as a small-scale townhouse project on a single lot. It also builds custom homes, starting from a short description of your ideas and moving to floor plans and 3D models. Its website lists laneway homes and legal suites as available in Vancouver, Burnaby and New Westminster, plus kitchen and bathroom renovations and commercial and tenant improvement work (fitting out a rented commercial space) for wellness and beauty, healthcare, hospitality, office and retail, and childcare.

CHBA BC, the Canadian Home Builders' Association of BC, lists Costar Construction Inc. as the winner of the 2024 Georgie Award for Best Multiplex Home, for the project It Takes Two (winners list of May 27, 2024).

Six of Costar's Vancouver projects are:

The City's Development and Building Services Centre answers questions on site eligibility, R1-1 regulations and permit applications. The City's project page points to an interactive zoning map at maps.vancouver.ca/zoning for checking whether a property is eligible.

Building permits are required for new buildings, additions, alterations and demolitions (City open data). Ask the Development and Building Services Centre which applications your project needs.

Costar offers a complimentary one-hour project consultation, held at your property or at its Vancouver office at 104-338 W 8th Ave. You can use the booking page or the contact page, email info@costarconstruction.com or call 236-997-0026.

Costar lists five stages on its website. The first four are Design and Planning, Pre-construction, Construction and Handover.