Vancouver has rewritten the rules for what you can build on a single residential lot. Under the R1-1 'Residential Inclusive' zone, the kind of land that once held one detached house can now hold a small multiplex of homes. Venture Pacific partners with Vancouver homeowners to turn that new potential into a finished, well-built project.
- Zone
- R1-1 Residential Inclusive
- Strata units
- 3 to 6 per lot
- Secured rental
- Up to 8 per lot
- In effect since
- October 2023
In short, Venture Pacific helps Vancouver homeowners develop multiplex housing under the R1-1 Residential Inclusive zone, which allows 3 to 6 strata homes or up to 8 secured rental units on a standard lot, no rezoning required for conforming projects.
What changed in Vancouver
On October 17, 2023, Vancouver City Council enacted the by-laws that introduced 'multiplex' as a new housing option and folded nine separate low-density RS zones into a single new R1-1 Residential Inclusive zone. In practice, almost every lot that used to allow one house now allows several homes.
The R1-1 zone enables 3 to 6 ownership (strata) homes on a single lot, or up to 8 secured rental units. The city began accepting multiplex applications in November 2023, and uptake has been strong, by early 2026 roughly 518 multiplex applications had been filed across the city, representing about 2,200 new homes.
What this means for a Vancouver homeowner
If you own a single-family lot in Vancouver, you are likely sitting on far more development potential than the property's current use suggests. The decision is no longer simply whether to sell, it's whether to participate in the value created by developing the land.
That said, a multiplex is still a real construction project: design, permitting, financing, trades, and the long approvals timeline all have to be managed. Our role is to carry that work and the construction risk, while you contribute the land through a clear, written GP/LP partnership.
- Highest-and-best-use review of your specific lot and zoning
- Multiplex design tuned to Vancouver's R1-1 standards
- Permit and building-approval management with the City
- Construction and quality control end to end
Neighbourhoods we work across
Vancouver's low-density fabric, from the east-side grid to the west-side streets and the areas around the city's transit corridors, is exactly where missing-middle housing fits best. Lots near frequent transit can support more homes, and quieter interior streets suit gentle, neighbourhood-scale multiplexes.
East Vancouver neighbourhoods like Renfrew, Hastings-Sunrise, and Collingwood tend to have larger, rectangular lots with good lane access, often the easiest geometry for a four- to six-unit project. The west side, including Dunbar, Kerrisdale, and Riley Park, sees strong demand for ownership strata homes, and lot values there reflect it. Wherever you are in the city, the R1-1 by-law applies uniformly.
How Vancouver's permit process works
Vancouver's multiplex permit process runs through two main steps: a development permit (DP) and a building permit (BP). The City has a dedicated intake stream for R1-1 multiplexes, and projects that comply outright with the zoning standards can be reviewed more quickly than those requiring discretionary approvals.
From a completed application to DP approval has typically taken between six and twelve months for conforming projects, though turnaround times have varied as the city processes a growing application volume. Building permit review follows DP approval and generally takes two to four months. Understanding this timeline upfront is part of the financial planning for any project.
Questions about Vancouver
How many homes can I build on my Vancouver lot?
Under the R1-1 zone, a single lot can typically support 3 to 6 strata (ownership) homes, or up to 8 secured rental units. The exact number depends on your lot's size and dimensions, so the first step is a feasibility review of your specific property.
Do I need a rezoning to build a multiplex in Vancouver?
Multiplexes are an option within the existing R1-1 zone, so many projects can proceed through the standard development and building permit process rather than a full rezoning. We confirm the exact path for your lot during feasibility.
How long does a Vancouver multiplex permit take?
For a project that complies outright with R1-1 standards, development permit review has generally taken six to twelve months from a complete application submission. Building permit review adds another two to four months after DP approval. These timelines are part of the financial model we build at the feasibility stage.
How do I find out what my property qualifies for?
Book a free consultation. We'll review your lot, its zoning, and its highest-and-best use, and give you an honest read on what's possible before you commit to anything.
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.