How does Vancouver's R1-1 zoning work for multiplexes?

Vancouver's R1-1 Residential Inclusive Zone is a game-changing zoning classification that allows multiplexes (3-6 ownership units or up to 8 secured rental units) on most lots that were previously restricted to single-family homes. This represents the most significant zoning reform in Vancouver in decades, replacing the old RS single-family zones across much of the city.

The R1-1 zone covers vast areas of Vancouver including traditionally single-family neighborhoods like Kitsilano, parts of Shaughnessy, East Vancouver, and South Vancouver. What makes this revolutionary is that property owners can now build small apartment buildings where only single houses were allowed before. As of early 2025, multiplexes represent approximately 50% of all new residential applications in R1-1 zones, showing just how popular this option has become.

Key requirements for R1-1 multiplexes include compliance with the BC Building Code 2024, Energy Step Code (currently Step 3, moving to Step 5 by 2032), and standard permit processes through the City of Vancouver. All multiplex projects must use a Licensed Residential Builder registered with BC Housing and carry 2-5-10 home warranty insurance. The city has introduced a streamlined concurrent development and building permit process for smaller multiplexes (up to 4 units) to reduce approval timelines.

Important distinctions exist between ownership and rental multiplexes. Ownership units are strata-titled, meaning each unit can be individually owned and sold. Secured rental units must remain rental for the life of the building and have different financing requirements. This affects both construction financing and long-term investment strategy.

Practical considerations include parking requirements (typically reduced from traditional standards), building height limits, lot coverage maximums, and setback requirements. The zoning allows for creative architectural solutions while maintaining neighborhood character through design guidelines.

This zoning change only applies within Vancouver city limits — other Metro Vancouver municipalities like Burnaby, Surrey, or Richmond have their own zoning rules and may or may not allow similar multiplex development. Always check with your specific municipality's planning department.

For multiplex development, you'll need to navigate both development permits and building permits through the City of Vancouver (604-873-7000 or vancouver.ca). Given the complexity and significant investment involved, working with experienced architects, builders, and development consultants familiar with R1-1 requirements is essential for success.