Richmond is a place we know first-hand, we redeveloped a single-family lot here into four three-bedroom townhomes back in 2018. Since then, the City has opened roughly 27,000 lots to small-scale multi-unit housing, and the opportunity for homeowners is far wider than it was.
- Zones
- RSM / S · M · L · XL
- Units
- 3 to 6 by lot size & transit
- Lots rezoned
- ~27,000 citywide
- In effect since
- June 24, 2024
In short, Richmond rezoned approximately 27,000 single-family and duplex lots for small-scale multi-unit housing under four RSM sub-zones effective June 24, 2024. Standard lots allow 3 to 4 units; larger lots near frequent transit allow up to 6. Venture Pacific has built in Richmond before, four three-bedroom townhomes on a single lot, and partners with Richmond homeowners on new multiplex projects.
What changed in Richmond
On June 24, 2024, Richmond Council rezoned almost 27,000 single-family and duplex lots across the City to permit small-scale multi-unit housing under provincial Bill 44. Eligible land was divided into four new RSM sub-zones, RSM/S (small), RSM/M (medium), RSM/L (large), and RSM/XL (extra large, near transit).
As with the rest of the province, the baseline is a minimum of three units on lots of 280 m² or less, four on larger lots, and six on larger lots within 400 m of frequent transit. In March 2025 the City refined the framework further, raising the maximum building height from 9.0 m to 10.0 m and removing the Development Permit requirement for these projects.
Built here before, and again
Our Richmond 4-Townhomes project replaced one detached house with four family-sized, three-bedroom homes, an early, real example of exactly the infill model the new rules now encourage at scale. That experience means we understand Richmond's lots, its building approvals, and what it takes to deliver here.
For a Richmond homeowner today, the question is how to unlock that potential in a way that makes sense. We start with a feasibility review and carry the project, design, approvals, and construction, through a transparent GP/LP partnership.
- Confirming your RSM sub-zone and what it allows
- Multiplex or townhome design for your lot
- Building-approval management with the City of Richmond
- Construction and quality control to completion
A note on Steveston and special areas
Richmond's rollout isn't uniform everywhere. In September 2024 the Province granted the City an extension to 2030 for part of the Steveston area, recognising its heritage character and unique lot fabric. If your property sits in Steveston Village or another special-treatment designation, the timeline and applicable rules differ from the citywide baseline.
For property owners in Steveston or near the Agricultural Land Reserve boundary, we do the homework before recommending any development path, those areas require specific expertise that generic zoning lookups won't give you.
Richmond's lot fabric and what it means for design
Richmond lots tend to be wide and deep, a legacy of the city's grid, which was originally laid out for agricultural use. That geometry is well-suited to townhome configurations, where each unit gets its own street entry and a reasonable private outdoor space. It's part of why our 2018 project there worked so well as four separate family-sized homes rather than a stacked multiplex.
Areas near the Canada Line stations, Brighouse, Lansdowne, Aberdeen, qualify for the RSM/XL (extra large) sub-zone allowances, making those blocks particularly interesting for six-unit projects where the numbers support it. Demand in those corridors has been strong, which tends to make the pro forma work.
Questions about Richmond
How many homes can I build on a Richmond lot?
It depends on your lot's RSM sub-zone and size: generally a minimum of three units on lots of 280 square metres or less, four units on larger lots, and up to six units on larger RSM/XL lots near frequent transit. Richmond rezoned approximately 27,000 lots citywide for this framework in June 2024. We confirm the figure for your specific property during feasibility.
Has Venture Pacific built in Richmond before?
Yes. We redeveloped a single-family lot in Richmond into four three-bedroom townhomes, completed in the fall of 2018, an early example of the same infill model the RSM rules now encourage citywide. See our Richmond 4-Townhomes project for details on how that layout worked on Richmond's wide, deep lots.
Do Richmond multiplexes still need a Development Permit?
No. As of the March 2025 refinements, Richmond removed the Development Permit requirement for small-scale multi-unit projects in the RSM sub-zones, and the maximum building height rose from 9.0 metres to 10.0 metres at the same time. The exact process and timeline for your lot are confirmed at the feasibility stage.
Is Steveston affected by the new small-scale housing rules?
Parts of Steveston were granted a provincial extension to 2030, so the standard RSM zoning does not automatically apply there. If your property is in Steveston Village or a nearby heritage designation, we confirm the applicable rules during the feasibility review rather than assuming the citywide framework.
What are Richmond's four RSM sub-zones?
Richmond divided eligible land into RSM/S (small), RSM/M (medium), RSM/L (large), and RSM/XL (extra large, near transit) lots. Each sub-zone carries its own unit count, generally three units on smaller lots, four on larger lots, and up to six on RSM/XL lots near frequent transit. We confirm which sub-zone applies to your address during feasibility.
Which Richmond areas qualify for the RSM/XL six-unit allowance?
Lots near the Canada Line stations, Brighouse, Lansdowne, and Aberdeen, generally qualify for the RSM/XL sub-zone and its six-unit allowance, the same 400-metre frequent-transit band that applies across the RSM framework. Demand in those corridors has been strong, which tends to help the numbers pencil out on a larger project. We confirm RSM/XL eligibility for your address during feasibility.
Why does Richmond suit townhome-style multiplexes so well?
Richmond's grid was originally laid out for agricultural use, which left many lots wide and deep. That geometry favours a townhome configuration, where each unit gets its own street entry and private outdoor space, the same layout we used on our Richmond 4-Townhomes project in 2018.
What is the Agricultural Land Reserve, and does it affect Richmond multiplex eligibility?
The Agricultural Land Reserve (ALR) protects farmland from non-agricultural development, and properties near its boundary need specific review before any residential redevelopment path is confirmed. This is similar to how Steveston Village received its own provincial extension to 2030 rather than following the standard RSM rollout. We check ALR proximity as part of feasibility for any Richmond lot near the reserve.
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.