Provincial housing legislation

Bill 44 External website, opens in new tab addresses the urgent need for diverse and affordable housing types in BC suitable for various demographics. It requires local governments in BC to produce detailed housing needs reports for better understanding of local housing demands and update their regulations to allow more small-scale multi-unit housing (SSMUH). 

The bill supports the SSMUH developments across existing low-density zones, including:

• Secondary suites in single-family dwellings
• Detached accessory dwelling units (ADUs) such as garden suites and laneway homes
• Triplexes
• Townhomes
• Multiplexes across 

Background

Prior to Bill 44, in October 2023, the City enacted the new R1-1 Residential Inclusive zone, which allowed up to 6 strata units per standard lot, with additional capacity for rental housing. 

In June 2024, following a public hearing process, Council amended the Zoning and Development By-law in 5 restricted zones to align with SSMUH requirements. This means most of Vancouver single-detached housing zones are now eligible for multiplexes, and there will be a wider range of housing options for different income levels and family sizes in our city.

Furthermore, to meet our legislative obligations under Bill 44, we will submit an Interim Housing Needs Report to the Province by the end of 2024, to fulfill our legislative requirements under Bill 44 until 2028.

Updates and relevant documents will be posted as soon as they are finalized.

Check the additional resources for the latest information.

Legislated actions

• Update by-laws and regulations to align with SSMUH
  • Deadline: June 30, 2024
  • Status: completed in June 2024
• Interim Housing Needs Report
  • Deadline: January 1, 2025
  • Status: in progress
• Finalizing Housing Need Report
  • Deadline: December 31, 2028
  • Status: not in progress

Learn more about SSMUH

Bill 43 External website, opens in new tab introduced new housing construction targets for 10 municipalities, including the City of Vancouver.

We are required to build 28,900 net new housing units over a period of 5 years from October 1, 2023 to September 30, 2028. In addition to the target, the Province has issued guidelines regarding unit size, tenure, and affordability of the units targeted. 

Progress will be evaluated based on the number of net new units completed and actions we are taking to increase housing supply.

Vancouver's first housing targets order report

The provincial housing targets order requires us to report our progress towards the Housing Supply Act target to the Province 6 months after it was passed.

We must continue to report annually from 2024 to 2028.  

On May 14, 2024, Council adopted the 6-month interim report, between October 1, 2023, to March 31, 2024. 

Legislated actions

• 6-month interim report
  • Deadline: May 31
  • Status: completed in May 2024
• Year 1: Annual Housing Target Progress report
  • Deadline: November 14, 2024
  • Status: in progress
• Year 2: Annual Housing Target Progress report 
  • Deadline: November 14, 2025
  • Status: not required yet
• Year 3: Annual Housing Target Progress report 
  • Deadline: November 14, 2026
  • Status: not required yet
• Year 4: Annual Housing Target Progress report 
  • Deadline: November 14, 2027
  • Status: not required yet
• Year 5: Annual Housing Target Progress report 
  • Deadline: November 14, 2028
  • Status: not required yet

Report and presentations

• Council report PDF file (3 MB)
• Council presentation PDF file (780 KB)
• Executive summary PDF file (265 KB)
• Provincial housing targets progress report form PDF file (1 MB)

Learn more about housing supply legislation 

• Housing Supply Act External website, opens in new tab
• Housing Supply Regulation External website, opens in new tab
• Ministerial Order for the City of Vancouver External website, opens in new tab
• Housing Target Guidelines External website, opens in new tab

Bill 46 External website, opens in new tab gives local governments the ability to set up Amenity Cost Charges (ACCs) and update Development Cost Levies (DCL) to help raise money for new or improved infrastructure needed for growth.

We are reviewing the legislation and will provide an update in the upcoming months.  

There are no legislated actions under this bill. We are reviewing the legislation and will provide an update in the upcoming months.

Bill 47 External website, opens in new tab designates areas near rapid transit stations (SkyTrain stations and bus exchanges) as Transit-Oriented Areas (TOAs) across the province, including 29 in Vancouver.

Key features of these areas include:

• Meeting specific height or density requirements 
• Being within 800 metres of a SkyTrain station and 400 metres of certain bus exchanges and West Coast Express stations

Staff presented updates to by-laws and regulations to align with TOA requirements and was adopted by Council on June 26, 2024.

We passed the Transit-Oriented Areas Designation By-law PDF file (6.6 MB) which aligns with the new legislation and governs land use within TOAs. In addition, Council approved a Transit-Oriented Areas Rezoning Policy PDF file (290 KB), which helps guide rezoning enquiries and applications.

Legislated action

• Adopt by-law and regulations for Transit-oriented areas (TOAs)
  • Deadline: June 30, 2024
  • Status: completed June 2024
• Remove minimum parking requirements
  • Deadline: June 30, 2024
  • Status: completed June 2024

Bill 18 External website, opens in new tab – Vancouver Charter Amendment Act (Number 2) requires us to:

• Adopt a city-wide Official Development Plan (ODP) by June 30, 2026 
• Integrate existing area-specific ODP into the city-wide ODP by June 30, 2030 
• Phase-out one-off public hearings for eligible rezonings consistent with the ODP  
• Authorize a development approval bylaw 

We currently have 11 area-specific ODPs, along with 3 city‑wide and subject-related ODPs, which will be unified under the new Vancouver ODP.

Work is already underway to develop an ODP as part of the implementation of the Vancouver Plan.   

Legislated actions

• Adopt a city-wide ODP 
  • Deadline: June 30, 2026
  • Status: underway
• Integrate existing ODP into the city-wide ODP
  • Deadline: June 30, 2030
  • Status: not required yet

Learn more about Bill 18 updates for ODP compliance

• Bill 11 External website, opens in new tab – Vancouver Charter Amendment Act.
  • This bill grants First Nations exemptions from the City’s Development Cost Levy and Amenity Cost Charge for social housing projects.
• Bill 16 External website, opens in new tab – Housing Statutes Amendment Act.
  • This bill grants municipalities the authority to establish new regulations to secure affordable housing and amenities through development.
  • It will also give us more control over infrastructure, services, and Transportation Demand Management Action Plan PDF file (823 KB) requirements during the development permit process.

• By-Law to Designate Transit-Oriented Areas in the City PDF file (6.6 MB)
• Transit-Oriented Areas Rezoning PDF file (290 KB)
• Council Report PDF file (50 MB)
• Local government housing initiatives (Province of BC) External website, opens in new tab
• April 2024 – Report to Council PDF file (1.3 MB)
• Council Report – Interim Housing Targets Progress Report – May 14, 2024 PDF file (3 MB)
• Zoning Amendments to RT-7, RT-9 and two CD-1 zones PDF file (7.2 MB)
• Zoning Amendments and HCA ODP Amendments for First Shaughnessy PDF file (28.4 MB)
• Printable guide for Bill 18 impact on ODP (Translations available)

Provincial legislation doesn't require us to change the R1-1 multiplex rules

No changes are being made to the R1-1 multiplex rules right now as this zoning allows buildings with up to 8 units and is not considered 'restricted'.

The legislation requires changes in zones classified as 'restricted'. These areas include zones that allowed only houses or duplexes (with or without secondary suites or additional units like a laneway house) as of December 7, 2023.

We are monitoring applications in R1-1 zoning. We will report back to Council in the future with an assessment of the program’s effectiveness and any recommended zoning adjustments, including potential alignment with the provincial legislation.

How we determine restricted zones for required changes

We reviewed all residential zones against the province’s ‘restricted’ zone definition and guidance in the Provincial Policy Manual & Site Standards External website, opens in new tab.

Zones that only allowed houses and duplexes as of December 7, 2023, are classified as 'restricted'. Some exemptions include zones under the Province’s Transit-Oriented Areas legislation and will be subject to higher density requirements.

Zones requiring changes

Five zones in Vancouver require changes to comply with SSMUH requirements:

• RT-7
• RT-9
• Two CD-1 zones
• First Shaughnessy District (FSD)

No changes to other RT zones

Currently, we are not considering changes to other RT zones. Our priority is meeting provincial legislation requirements.

Changing other RT zones would require additional Council direction, and could interfere with other projects that offer more housing opportunities than changes to these zones would provide.

Many RT zones are already planned for increased density and housing options under local area plans (for example Broadway Plan) and the Vancouver Plan.

Potential future changes to multiplex zoning

On April 23, 2024, Council received an initial report on the response to the new provincial legislation PDF file (1.3 MB). 

Council then passed a motion directing staff to report back on possible updates to the new multiplex zoning. This task involves incorporating provincial standards for smaller, multi-unit housing and prioritizing this work to help build houses faster.

We have not scheduled this work yet. The timing will depend on other Council priorities. 

Maximum number of SSMUH units that can be built on a lot

The maximum number of units allowed on a lot depends on the zone and site conditions. 

In the R1-1, RT-7, and RT-9 districts, these criteria apply to both standard and larger lots:

• Maximum 6 strata units allowed 
• Maximum 8 secured market rental housing units allowed 
• The lot must meet the minimum site area and site standards requirements 
• In R1-1, the lot must also meet the minimum frontage requirements

To find out how many units are allowed on different lot sizes, check the Low Density Housing Options How-to Guide PDF file (17.6 MB)

How to determine zoning and SSMUH eligibility 

Learn more about zoning and if SSMUH regulations apply 

If you have questions, email the Rezoning Centre at rezoning@vancouver.ca

Basement options

Applicants will continue to have the option of including a basement level if desired. We are also allowing designs that are entirely above grade.

Heritage house protections

Properties with legal heritage protections can't be demolished to make way for new multiplexes. These protections include heritage designations, heritage revitalization agreements, and specific status under the Heritage Conservation Area Official Development Plan PDF file (21 MB) in First Shaughnessy.

However, these properties can still explore options to create additional housing by converting existing spaces and adding infill buildings.

Character house options

Unlike heritage houses, character houses without legal protections don't have exemptions under provincial legislation.

Character houses without legal heritage protections will now be able to take advantage of more renovation and retention options in the RT-7 and RT-9 zones. Proposed changes aim to remove current restrictions in RT-7. If approved, this would allow for the demolition of character houses. New multiplexes could then be built following R1-1 rules.

Housing options in First Shaughnessy

We are proposing to permit 6 units in First Shaughnessy to meet provincial legislation requirements and to align with R1-1 multiplex options.

In addition, up to 8 units will be permitted if all are designated as rental housing. Large lots with heritage properties in First Shaughnessy can already support up to 8 units through building conversion and infill.

Most of First Shaughnessy is designated as a multiplex area under the Vancouver Plan, with a portion falling under provincial Transit-Oriented Area rules. In June 2024, we will propose rezoning policies to allow apartments in accordance with these rules.

Additional housing options in First Shaughnessy could be explored if directed by Council, but this would require further planning. Currently, our priorities include other planning work focused on delivering new housing opportunities, following Council's guidance.

SSMUH requirements don't include a Floor Space Ratio (FSR) of 1.5 

The provincial legislation does not require a specific FSR in zones requiring changes.

Some have misinterpreted the Provincial Policy Manual & Site Standards' External website, opens in new tab by suggesting that the recommended site coverage of 50% and height of 3 storeys equates to a 1.5 FSR requirement. However, there is no requirement to provide an FSR of 1.5.  

Our FSR proposal

In RT-7 and RT-9, we propose a FSR of 1.0 to align with R1-1 regulations. In First Shaughnessy District (FSD), the maximum permitted FSR is 0.5 because of larger size lots. This proposal was developed through extensive work, considering many factors and thorough industry testing.

This regulation balances a range of considerations including utility capacity, permit processing, costs, and certainty.

Densities higher than 1.0 FSR could cause issues

Allowing multiplexes at densities above 1.0 FSR would create several issues. It would conflict with R1-1, require longer and uncertain reviews, increase utility risks, and potentially require expensive upgrades. 

Larger buildings can also be more complicated and costly to design under the building code, and create the need for expensive underground parking.

The 1.0 FSR limit in R1-1 zones has been effective, with over 140 applications accepted since mid-May 2024.

Multiplexes are subject to both DCLs and density bonus zoning contribution 

All development applications in the City are subject to paying a DCL, unless the project is eligible for a DCL waiver or exemption.

CACs are only applicable to rezoning applications, and as such, multiplex proposals will not be subject to a CAC. 

We have also implemented a density bonus requirement for multiplex options to secure funding to support improvements to infrastructure and amenities in these neighborhoods.

Learn more about the density bonus update PDF file (1.2 MB)

Multiplex developments are not anticipated to lead to higher property taxes

Property taxes are determined by the City’s budget and property assessments by BC Assessment.

Through economic testing, the multiplex option is not expected to result in any significant increases in land values in low-density areas.

Multiplexes are not expected to significantly impact property values with the proposed density bonus framework. 

We're working on a range of initiatives to speed up housing development, including:

• Zoning changes to allow city-wide development of new social housing without site-specific rezonings
• Advancing the Permitting Improvement Program and the implementation of the 3-3-3-1 Permit Approval Framework
• Simplifying zoning regulations, guidelines, and conditions including revising RM (apartment) rules and establishing standard apartment zones to speed up new apartment construction
• Implementing the Vancouver Plan, which includes planning village areas for new housing options up to 6 storeys
• Rupert and Renfrew Station area planning, covering 2 station areas and 3 villages
• Continuing to implement local area plans and city-wide housing policies like the Broadway Plan and the Secured Rental Policy PDF file (569 KB)
• Carrying out the Housing Vancouver Strategy, which will include updated housing supply targets and a new 3-year action plan
• Putting into action changes from recent provincial legislation, which includes designating Transit-Oriented Areas and policies to allow new housing in these zones

Download a printable guide for SSMUH PDF file (105 KB)

Review in your language:

• 繁體中文 PDF file (356 KB)
• 简体中文 PDF file (364 KB)
• Tagalog PDF file (136 KB)
• Español PDF file (146 KB)
• ਪੰਜਾਬੀ PDF file (160 KB)
• Tiếng Việt PDF file (179 KB)

Why these changes are taking place

Our city is growing, and the transit network is expanding with projects like the Broadway Subway. This expansion presents an opportunity. We can shape our growth by developing complete, connected neighborhoods around transit hubs. These areas will feature services, amenities, transit connections, and housing, all within a short distance. This also reduces personal vehicle use and greenhouse gas emissions, leading to a greener future.

Transit-Oriented Areas designation by-law adopted

• Council approved the Transit-Oriented Areas Designation By-law on June 26, 2024, designating all 29 TOAs identified in the provincial legislation.

Minimum parking requirements removed

• Provincial legislation prohibits us from establishing minimum requirements for off-street residential parking spaces in TOAs, other than for use by persons with disabilities.
  • Council approved changes to the Parking By-law to eliminate minimum parking requirements for all land uses city-wide on June 26, 2024 PDF file (1.1 MB)

On June 26, 2024, Council approved a TOA Rezoning Policy PDF file (290 KB).  

The policy provides guidance for development proposals and rezoning applications being considered under the provincial TOA legislation.

Key aspects

• Connects existing community plans with our policies
• Details housing options
• Includes affordable housing provisions
• Specifies commercial space requirements

Rezoning process for properties in TOAs

The Transit-Oriented Areas Designation By-law PDF file (6.6 MB) provides guidance on zoning but does not automatically rezone properties. 

If landowners would like to increase the height or density of their properties, they must apply for rezoning in accordance with the TOA Rezoning Policy PDF file (290 KB).

Approval criteria for new developments

Not all new developments that meet the height or density requirements must be approved. While we can't reject an application in a TOA based on height or density alone, we can still reject a rezoning application if it does not comply with other planning principles outlined in Council-approved policies, such as heritage preservation.

The TOA By-law designates 29 areas near rapid transit stations as TOAs.

The 29 locations include:

TOAs are defined as areas within 800 metres of a rapid transit station and 400 metres of a bus exchange.

To determine whether a specific property falls within a TOA, refer to the maps in the TOA By-law PDF file (6.6 MB)

Height and density requirements near TOAs

For developments within Transit-Oriented Areas, specific height and density guidelines apply depending on their proximity to transit stations or bus exchanges:

Properties near SkyTrain stations

• Tier 1 – within 200 m = Up to 20 storeys or up to 5.5 FSR
• Tier 2 – within 400 m = Up to 12 storeys or up to 4.0 FSR
• Tier 3 – within 800 m = Up to 8 storeys or up to 3.0 FSR

Properties near bus exchanges

• Tier 1 – within 200 m = Up to 12 storeys or up to 4.0 FSR
• Tier 2 – within 400 m = Up to 8 storeys or up to 3.0 FSR

Housing and parking requirements for new developments

The TOA Rezoning Policy PDF file (290 KB) provides opportunities for market rental, below-market rental, and non-market rental housing.

Proposals seeking to maximize the height and density in all tiers will be required to meet one of these requirements:

• Secure 100% of the residential floor area as rental housing, with at least 20% permanently secured as below-market rental
• Deliver 20% of the residential floor area to the City as social housing

Additionally, the policy supports applications for low-rise market rental developments of 4- or 5-storeys, and 6-storey developments with 20% below-market rental.

Under the legislation, we can't impose off-street parking minimums for residential properties in TOAs, except for parking spaces dedicated to people with disabilities. However, property developers can choose to include parking on-site. 

Rental housing protections and tenant relocation 

City rental protection and replacement policies continue to apply.

Enhanced tenant relocation and protection policies, as outlined in the Broadway Plan, apply to all applications considered under the TOA Rezoning Policy PDF file (290 KB). 

Land assembly rules

If the boundary of a TOA crosses a parcel of land, the entire parcel is considered within the TOA.

For land assemblies of parcels both inside and outside a TOA boundary, the assembly must have taken place before the adoption of the TOA By-law on June 26, 2024, to be considered part of the TOA.

What can be built on a property

Review the TOA By-law PDF file (6.6 MB) and confirm which TOA the property is in and which tier it falls under.

Some TOAs have overlapping areas, and the tier with the highest height and density applies. Check the TOA Rezoning Policy PDF file (290 KB) to determine requirements for housing, commercial spaces, and more.

If you have any questions, email rezoning@vancouver.ca.

Download a printable guide for TOAs PDF file (101 KB)

Review in your language:

• 繁體中文 PDF file (362 KB)
• 简体中文 PDF file (350 KB)
• Tagalog PDF file (98 KB)
• Español PDF file (110 KB)
• ਪੰਜਾਬੀ PDF file (160 KB)
• Tiếng Việt PDF file (189 KB)

Bill 18 External website, opens in new tab prohibits public hearings for projects that are consistent with the Official Development Plan (ODP) and have at least 50% residential housing. Public hearings will continue for projects that are not consistent with the ODP.

Council adopted the staff report making modifications to the Procedure By-law PDF file (290 KB) to implement sections of Bill 18 on July 10, 2024. Review the Procedure By-Law Update PDF file (160 KB)

The purpose and benefits of removing public hearings

Bill 18 simplifies the approval process by eliminating mandatory public hearings for specific projects, speeding up development and increasing transparency in implementing the ODP. This approach supports the efficient production of housing necessary for the city's growth and makes sure that developments are in line with regional goals.

While public hearings are crucial for community input, they often occur too late in the rezoning process to significantly influence outcomes. This timing can limit public participation and accessibility.

Community involvement without public hearings

While public hearings are prohibited under Bill 18 for certain projects, we will continue to make sure your voice is heard through:

• Sharing the draft ODP for public review and feedback in late 2025
• Using the Shape Your City platform where each rezoning application will have a dedicated page and comment box
• Continuing to hold in-person and virtual workshops and open houses as needed, to gather feedback and provide information about development proposals. 

Additional engagement will be undertaken during the area planning process, and all existing City rezoning engagement processes will continue, including the ability to submit comments and feedback to staff and Council for consideration prior to making a rezoning decision.

To determine whether an application is consistent with the ODP, the main tool will be the Generalized Land Use (GLU) Map and associated land use designations, which will show what can be built where under current zoning and rezoning policies.

The ODP is a high-level, long-range vision. Drawing directly from the Vancouver Plan, it will recognize that some areas, such as Gastown and Chinatown, have distinct neighborhood characteristics that should be accounted for but will not address them in depth. Area plans will provide detailed direction for these neighborhoods that reflects their unique contexts.

Purpose of area plans

Area plans provide detailed direction on future land use, development, and building form at the local level, advancing the broader regional goals set by Metro 2050 and reflected in the Vancouver ODP.

The public will continue to have opportunities to provide input into future area plans, maintaining active community engagement and responsiveness to local needs.

Download a printable guide for ODP PDF file (105 KB)

Review in your language:

• 繁體中文 PDF file (387 KB)
• 简体中文 PDF file (369 KB)
• Tagalog PDF file (93 KB)
• Español PDF file (98 KB)
• ਪੰਜਾਬੀ PDF file (144 KB)
• Tiếng Việt PDF file (191 KB)