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BC SSMUH Guide: Bill 44 Multiplex Rules

The way our neighbourhoods look and feel is changing. The B.C. government's Bill 44 requires cities to allow Small-Scale Multi-Unit Housing (SSMUH) on land once restricted to single-family homes. The province has released a detailed Policy Manual to guide cities on how to do this. This post breaks down that official guidance to show you what's now possible on your property.

Provincial Site Standards for SSMUH

This table outlines the minimum standards the province requires municipalities to adopt for Small-Scale Multi-Unit Housing, ensuring consistency and predictability across communities.

Criteria	Old Rules (Typical)	New Provincial Standard
Maximum Height	2 storeys	11 metres (approx. 3 storeys)
Front Setback	Varies (often 6+ metres)	Minimum 2 metres
Rear Setback	Varies (often 6+ metres)	Minimum 1.5 metres
Maximum Lot Coverage	Varies (often 35-40%)	50% (60% if only 3 units)
Off-Street Parking	1-2 spaces per unit	0 spaces required (prohibited by province)

Project Roadmap & Scope of Work

Select a phase below to jump to the details

1
The Provincial Rules
2
Exemptions
3
Key Site Standards
4
Mandatory Secondary Suites
5
Next Steps

Overview & Context

Overview

Bill 44 sets a new baseline for what homeowners can build. For municipalities with over 5,000 people, single-family zoning is effectively over. By law, your municipality must now permit the following minimum number of units on most residential lots:

Step 1: The Provincial Rules

Phase 01

Lots 280 m² (3,014 sq ft) or smaller: A minimum of 3 units.
Lots larger than 280 m²: A minimum of 4 units.
Lots near frequent transit: On lots larger than 280 m² that are within 400 metres of a prescribed bus stop, municipalities must allow a minimum of 6 units.

Even if your property is in a smaller community or rural area, the law still requires municipalities to permit at least one secondary suite or accessory dwelling unit (like a garden suite) on most residential lots.

SSMUH 4-Plex Infill Modern 4-unit residential multiplex under BC SSMUH Bill 44 rules

SSMUH 4-Unit Multiplex Infill: Modern residential design utilizing provincial zoning reforms to deliver high-density family living on standard single-family residential lots.

Step 2: Exemptions

Phase 02

While the new rules are broad, they don't apply everywhere. According to the provincial Policy Manual, your property is likely exempt from the 3-to-6-unit requirement if it meets one of these conditions:

It is not connected to both municipal water and sewer services.
The property itself is very large, specifically over 4,050 m² (about 1 acre).
It is protected heritage land or subject to a heritage revitalization agreement.
It is located in an official plan area designated for agriculture, parks, or natural areas.

Step 3: Key Site Standards & Density Layouts

Phase 03

The province is also standardizing the physical rules for these new homes. Municipalities must adopt site standards that meet or exceed these provincial minimums, such as building heights up to 3 storeys, reduced parking minimums near transit, and streamlined setback requirements:

3D Infill Design 3D building rendering of modern BC 4-plex residential multiplex infill

Modern 4-Plex Infill Visualization: Optimized multi-unit residential floor plans engineered to maximize site coverage, private outdoor amenity spaces, and energy efficiency.

Step 4: Mandatory Secondary Suites & Laneway Homes

Phase 04

Regardless of lot size or location, the new rules guarantee the right to build at least one secondary suite on most residential properties across B.C. This includes:

A laneway home in the back.
A garden suite beside the house.
A secondary suite within the main home.
An accessory dwelling unit (ADU) above a garage.

This is a fundamental shift, giving homeowners a powerful tool for generating rental income, housing extended family, or creating long-term equity.

Laneway House & Garage ADU Detached laneway house and carriage garage under BC housing rules

Detached Laneway & Coach House: Two-storey modern accessory dwelling unit featuring private lane access, upper balcony, and integrated garage suite.

Step 5: Next Steps

Phase 05

Your first step should always be your local municipality's website. They hold the keys to the specific bylaws and permits for your property. But you are now empowered with the knowledge of what the province expects those bylaws to contain.

Given the technical nature of building, it is highly recommended you consult with qualified professionals to guide you through your project.

If you want project-specific guidance, start with our SSMUH Multi-Unit Housing Design service.