Burnaby opened its single-family neighbourhoods to small-scale multi-unit housing in 2024, consolidating a dozen old residential districts into one new R1 zone. Venture Pacific helps Burnaby homeowners understand what their land can now become, and delivers the project from feasibility to keys.
- Zone
- R1 SSMUH District
- Units
- 3 to 4 per lot
- Near frequent transit
- Up to 6 per lot
- In effect since
- July 1, 2024
In short, Burnaby opened single-family lots to small-scale multi-unit housing under a new R1 SSMUH district effective July 1, 2024, allowing 3 to 4 units per lot and up to 6 near frequent transit. Burnaby reduced maximum height to three storeys in October 2025. Venture Pacific partners with Burnaby homeowners to develop multiplexes under the current rules.
What changed in Burnaby
Starting July 1, 2024, Burnaby's zoning by-law changes allowed residential lots that were previously zoned for single- or two-family homes to hold more housing. The City consolidated its 12 existing Residential (R) Districts into one new R1 Small-Scale Multi-Unit Housing District.
Lots can generally accommodate 3 to 4 units depending on size, and lots near frequent transit may support up to 6. Permitted forms include multiplexes of 3 to 6 dwellings in one building, rowhouses, duplexes, cottage courts, and laneway homes.
A moving target worth getting right
Burnaby has continued to refine its rules. In October 2025, Council reduced the maximum height for small-scale multi-unit housing from four storeys to three (a real height of up to about 10 metres), limited rear buildings to two storeys, and cut allowable floor area by roughly a third to well over half depending on the lot and project.
Rules that keep changing are exactly why a feasibility-first approach matters. We design to the standards that are actually in force for your lot today, so a project pencils out against the current by-law rather than an outdated assumption.
- Feasibility against Burnaby's current R1 standards
- Form selection, multiplex, rowhouse, cottage court, or duplex
- Secondary suites counted correctly toward unit limits
- Full management of approvals and construction
Why Burnaby suits missing-middle housing
Burnaby's mix of established single-family streets and strong transit, including its SkyTrain corridors and town centres, makes it a natural fit for gentle density. Lots within walking distance of frequent service can support more homes, while interior streets suit smaller, neighbourhood-scale projects.
Neighbourhoods like Edmonds, Sperling-Burnaby Lake, and areas around Metrotown are within 400 metres of frequent transit and therefore eligible for the higher unit counts the R1 district permits near those corridors. The Kingsway and Canada Way corridors also see strong demand for ownership strata homes, given their access to transit and major employment centres.
What Burnaby's permit process looks like today
Under the current R1 SSMUH framework, small-scale multi-unit projects in Burnaby go through building permit review directly, there is no separate development permit requirement for conforming projects. This is meaningfully faster than older rezoning-dependent paths.
The City of Burnaby processes building permits through its online portal, and turnaround has generally been in the range of three to six months for residential small-scale projects once an application is complete. The October 2025 rule changes also reset the design envelope, so any project that was scoped under prior standards needs a fresh feasibility review against the current maximums.
Questions about Burnaby
How many units can I build on a Burnaby lot?
Under Burnaby's R1 SSMUH district, most lots allow 3 to 4 units depending on size, and lots near frequent transit may allow up to 6. Secondary suites count toward that total. A feasibility review confirms the number for your specific lot.
Did Burnaby make multiplexes smaller in 2025?
Yes. In October 2025 Burnaby reduced the maximum building height and floor area for small-scale multi-unit housing. This makes designing to the current by-law important, which is part of what our feasibility stage covers.
Does Burnaby require a development permit for a multiplex?
For projects that comply with the R1 SSMUH standards, Burnaby does not require a separate development permit, you go straight to the building permit stage. This makes the approval path faster than it was under the old system, though the building permit review itself still takes several months.
What's the first step?
A free consultation and feasibility review of your property, so you understand what's possible under Burnaby's current rules before making any decision.
Let's talk about your property
A conversation, not a commitment.
Whether you're curious about the multiplex value of your land or looking to partner on a missing-middle build, we're here to start the conversation.