While zoning laws may not be the most riveting of topics, these bylaws determine what you can or can’t do with your property in Vancouver and the Lower Mainland. Understanding zoning is not just crucial; it’s empowering if you’re contemplating renovations, adding an in-law suite, or just want to stay informed about your neighbourhood. It gives you the control and confidence to make the best decisions for your property.
And in case you haven’t heard, major changes are happening here.
If you’re new to zoning (or you’re a bit rusty), this guide is your introduction to understanding the landscape of residential development in Vancouver and the Lower Mainland. It would take all day to go over everything, but we’ll point you in the right direction and highlight key changes that could affect you.
What is Zoning, and Why Should You Care? 
Zoning laws dictate how land can be used, separating areas into residential, commercial, industrial, and mixed-use spaces. They control what you can build, how tall your home can be, and whether you can add rental units or secondary dwellings. Zoning shapes the way our cities grow and evolve.
Residential zoning, in particular, has historically played a major role in the development of Vancouver. Locals have long been reluctant to adopt high-density housing (like high-rises), so there are still many single-family home holdouts, even in the heart of the cities. However, the ongoing housing crisis has pushed provincial and local governments to significantly change long-established zoning laws.
For homeowners, zoning determines:
- Whether you can add a laneway house or secondary suite
- How many units can be built on a property
- What kinds of businesses can operate nearby
- How much redevelopment can happen in your neighbourhood
Recent changes in Vancouver’s zoning laws have made building multi-unit housing in traditionally single-family areas easier. This means that your neighbourhood could undergo significant changes even if you’re not planning to develop. This is why it’s important to stay on top of zoning changes: they affect everybody.
Vancouver’s Big Zoning Shift
In September 2023, Vancouver City Council made a big move: they voted to allow up to six strata units or eight secured rental units on lots previously zoned for single-family homes or duplexes. That means if you own property in one of these areas, you now have far more flexibility to develop (or sell to a developer).
To simplify the process, the city also merged nine different zoning categories into one, making navigating zoning rules less of a headache.
This change is just one of many efforts to increase housing supply and affordability in Vancouver. By allowing multi-unit housing, the city can facilitate the construction of more new homes without depending on high-rise developments to bear the brunt. This presents new opportunities to increase property values and expand your local community, offering a promising future for homeowners.
What This Means for You
For homeowners, this zoning overhaul presents several major changes:
- More flexibility: Adding an extra unit or redeveloping your single-family home.
- Higher property values: Increased density can make your property more valuable to developers.
- Changes in your Community: Higher density zoning will attract new neighbours, and quiet streets may become bustling hubs. For some, this is a wonderful thing, but for others, it is a challenge.
Similar changes are on the horizon if you’re in Surrey, Burnaby, or other Lower Mainland cities. BC’s Homes for People Action Plan, introduced in 2023, is rolling out province-wide zoning changes to allow small-scale multi-unit housing on single-family lots. Expect local governments to adjust their regulations in the coming months.
More on BC’s Homes for People Action Plan
High-Density Zoning and Transit-Oriented Development
One of the most significant shifts in Vancouver’s zoning laws is the push for higher-density housing near transit hubs. The city and province are working toward “transit-oriented development” (TOD)—a strategy that encourages mid-rise and high-rise housing near SkyTrain stations and major bus corridors.
The goal? To reduce car dependency, increase housing supply, and create more walkable, livable communities.
What This Means for Homeowners:
- If you live near a SkyTrain station or rapid bus line, your neighbourhood may soon see an increase in mid-rise apartment buildings, townhomes, or mixed-use developments.
- Property values in transit-accessible areas may rise as developers look to build multi-unit housing near high-demand locations.
- Stricter parking requirements may be necessary as the city encourages more public transit use and less reliance on personal vehicles.
The Broadway Plan and the upcoming SkyTrain expansion to UBC and Langley are key examples of this trend. If you own property near a transit corridor, it’s worth looking into how zoning changes may affect redevelopment potential.
More on transit-oriented zoning here
Laneway Homes: A Growing Housing Trend
Laneway homes have been part of Vancouver’s housing landscape for over a decade, but they’re now more accessible than ever. Under recent zoning reforms, the city is making it easier for homeowners to build laneway houses, garden suites, and additional secondary units.
What is a Laneway House?
A laneway house is a small, detached home built in the backyard of an existing house, typically facing the back lane. These homes offer:
- A rental income opportunity for homeowners
- A separate living space for extended family, aging parents, or adult children
- A way to increase density without significant neighbourhood disruption
These BC classics have been a great way for homeowners to make the most of their property. Laneways make multi-generational living much more attainable for the average family. It also offers a non-intrusive option for homeowners looking to earn a little extra income from renters. Laneways truly offer high levels of flexibility and independence for homeowners.
What’s Changing?
- Homeowners can build multiple secondary units, including laneway homes and basement suites.
- New zoning rules streamline the approval process, making it faster and easier to get permits.
- There’s now greater flexibility in design and size, allowing for more extensive and functional laneway homes.
Laneway homes increase housing supply without requiring large-scale redevelopment, making them an attractive choice for homeowners looking to maximize their property’s potential.
Learn more about laneway housing rules
Thinking About Adding a Laneway House?
Building a laneway can be a wise investment for homeowners. Whether you intend it to be an in-law suite or a rental unit, you’ll be adding significant value to your property. Take advantage of new zoning opportunities, but be prepared to navigate complex permits, financing, and design regulations.
How to Stay on Top of Zoning Changes
Whether you’re considering renovations, rental units, or development, checking the latest regulations before making any big moves is vital. Luckily, Vancouver’s bylaws have been rewritten to be more user-friendly, with an interactive webpage that can help you navigate the changes and what they might mean for you. Staying informed will help you make the best decisions for your property.
Check out the updated zoning bylaws here.
For homeowners in the Lower Mainland, keep up with local bylaws by attending city council meetings and checking municipal websites.
Final Thoughts
While zoning laws may not be the most thrilling read, they directly impact your property and community. With Vancouver and BC making significant changes to allow for more housing, the Lower Mainland is evolving rapidly. Whether you view this as an opportunity or a challenge, staying informed is key.
If you have questions about zoning changes or how they affect your property, check with your local municipality or a real estate professional specializing in land use planning.
Need Help Navigating Zoning Laws?
Our team at Kenorah are experts at helping you make the most of your space. We can guide you through renovations, additions, and even custom homes and multiplexes. You can relax and know that our team will manage every detail.
If you have questions about zoning changes or how they affect your property, we’re here to help. You’re not alone in this process.
