What Is a Multiplex?A Vancouver, Burnaby, and Lower Mainland Homeowner's Guide

Why Everyone Is Talking About Multiplexes

If you own a single-family home in Vancouver or Burnaby, you've likely heard the word "multiplex" more in the last two years than in the previous twenty. New provincial legislation and municipal zoning changes have made multiplex development possible on residential lots across both cities, and the opportunity is real.

But you may wonder what a multiplex is, exactly? How does it differ from an apartment or a townhouse? And what does it actually mean for you as a property owner?

Here we'll break down the basics of what a multiplex is, to how zoning works in Vancouver and Burnaby, to why homeowners are exploring this option for their families and their finances.

What Is a Multiplex?

A multiplex is a residential building, or group of buildings, made up of multiple self-contained dwelling units on a single lot. In Vancouver and Burnaby, that typically means anything larger than a duplex: triplex, fourplex, sixplex or even eightplex built on a residential property that previously held a single-family home.

Each unit in a multiplex has its own entrance, kitchen, bathroom, and living space. Unlike an apartment building, a multiplex sits on a standard residential lot, designed to blend into the existing streetscape. And unlike a secondary suite or basement rental, each unit can be stratified — individually owned and sold.

The term you'll also hear is Small-Scale Multi-Unit Housing (SSMUH), the provincial government's official name for this housing type under BC's Bill 44. Whether you call it a multiplex, a plex, or SSMUH, the concept is the same: more homes on the same lot, designed for families and communities.

The BC government defines SSMUH as housing that provides "attainable housing for middle-income families", a range that includes secondary suites, detached accessory dwelling units, triplexes, townhomes, and house-plexes.

Types of Multiplex Homes

Triplex

Three homes in one building on a single lot, each with at least one separate entrance. The most common entry point for multiplex development, a triplex has enough units to generate rental income or house extended family. A single family home with a basement suite and a laneway house could be considered a triplex.

Fourplex

Four homes on a single lot. Typologies (arrangement of units) can include all 4 units in one building, units split between a front and rear structure, or 4 separate units as a cottage court (see below).

Sixplex

Six homes on a single lot. These are typically allowed on larger lots or properties within 400 metres of frequent transit.

Stacked Multiplex

Units arranged vertically across two or three storeys, each with its own entrance. Like a small apartment building, the homes are layered on top of one another and upper units are only accessible by stairs.

Side-by-Side Multiplex

Units arranged horizontally with shared party walls, similar to a townhome layout. Each home gets its own front door at grade, its own yard or patio space, and a street-facing presence.

Cottage court

Multiple detached homes arranged on a single lot.

Rowhouses

Subdivided narrow lots with shared walls. The appearance is similar to a townhouse, and each lot can include a front and back building. Burnaby's unique fee-simple model where owners hold freehold title to both building and land.

Duplexes with lane buildings

Two-unit buildings with additional rear structures, technically a triplex. Currently, adding a laneway to a duplex is not permitted in Vancouver.

Why Multiplex Housing Is Growing in Vancouver

Vancouver and Burnaby have been defined by two extremes for decades: single-family homes and high-rise condos. Very little has been built in between. Urban planners call this gap the "missing middle". The name missing middle refers to the lack of medium-density housing options like triplexes, fourplexes, and townhomes that give families more choice without dramatically changing a neighbourhood's character.

"If we just replace single house development... if we replace that with plex development, we'd be almost at 15,000 units per annum of housing that would be available to people at a price range that would be attainable."

— Jake Fry, Smallworks Founding Owner and Partner

Multiplexes fill this gap. They add what's called "gentle density" — family-sized homes in established neighbourhoods without the scale of high-rise development. For communities, that means more housing supply where it's needed most. For homeowners, it means new options that didn't exist even three years ago.

Think of the Burnaby skyline where we have towers around centres like Brentwood and Metrotown. Just outside these areas are a sea of single family homes without many townhouse complexes in between. By adding multiplexes, Burnaby fills the gap for renters and home buyers who don't want a condo but are not ready, financially or otherwise, for a house.

And giving homeowners and renters more options is just one aspect of this housing shift — total housing availability is the other. Multiplex legislation opens the possibility of more housing overall. Metro Vancouver alone contains approximately 220,000 single-family lots.

Province-wide, roughly 800,000 lots are now affected by multiplex legislation. Even a conservative 5% conversion rate over the next decade could generate 100,000+ new homes distributed across existing neighbourhoods with infrastructure already in place.

The Legislation Behind Multiplexes: Bill 44 and Bill 25

Understanding what a multiplex is also means understanding why you can build one now. Two pieces of provincial legislation created this opportunity — and the second one ensures it stays real.

Bill 44: The End of Single-Family-Only Zoning (2023)

In November 2023, BC passed Bill 44 (Housing Statutes Amendment Act), which fundamentally restructured the province's residential zoning. The law mandates that every municipality with a population over 5,000 must allow small-scale multi-unit housing on lots that were previously restricted to single-family homes, with no rezoning application required.

The rules are straightforward:

• 3 units minimum on lots 280 m² or smaller
• 4 units on lots larger than 280 m²
• Up to 6 units on lots within 400 metres of frequent transit bus service (routes running at least every 15 minutes)

What is missing from the province's new bill were rules about the final floor area or building size allowed by cities. As you can imagine, allowing more units but restricted building size reduces the effectiveness of new municipal multiplex policy.

By mid-2024, nearly 90% of affected municipalities had updated their bylaws, but their approach varied significantly. Burnaby was notable in how quickly they adopted these new rules, as well as the size of the new multiplex buildings they permitted.

Other early adopters like New Westminster saw hundreds of applications. But not every city moved in good faith, with West Vancouver and North Vancouver as notable holdouts to new housing policy.

Bill 25: Closing the Loopholes (2025)

Some municipalities found creative ways to comply with Bill 44 on paper while blocking development in practice — excessive parking requirements, oversized setbacks, restrictive lot coverage rules, and drawn-out permitting timelines that made multiplex projects financially unfeasible.

In October 2025, the province responded with Bill 25 (Housing and Municipal Affairs Statutes Amendment Act). This isn't a new housing policy — it's the enforcement mechanism for Bill 44.

Bill 25's key provisions:

• Provincial override authority: If monitoring reveals persistent barriers — unviable site standards, excessive parking mandates, or exclusionary restrictions — the province can impose minimum standards via regulation (i.e. forcing cities to adopt them)
• About limiting the size of multiplex buildings, Bill 25 also expands the Province's authority to make regulations for 'density' (i.e. building area, such as Floor Space Ratio, Floor Area Ratio and Gross Floor Area) of SSMUH housing units
• Loophole closure: Zones that previously allowed three units (house + suite + coach house) and claimed exemption must now permit the full SSMUH densities of 4 or 6 units
• Compliance deadline: All affected municipalities must adopt updated zoning bylaws by June 30, 2026
• Standardized viability: Municipalities cannot layer restrictions that make multiplex projects economically unfeasible beyond single-family or duplex development

For homeowners outside of Vancouver and Burnaby, Bill 25 brings some certainty. Your development potential won't be undermined by municipal workarounds. The rules are clear, they're enforceable, and they apply across BC.

Can a Homeowner Build a Multiplex?

While it’s important to understand what a multiplex is, it’s crucial to understand what it can do for you. The flexibility is the point. When you build a multiplex on your property, you're creating multiple independent homes — and you decide what happens with each one.

Live in One, Rent the Others

Many homeowners keep one unit for themselves and rent out the remaining units. A fourplex on your existing lot could generate income from two or three rental units while you live in a home custom-designed to your specifications. For homeowners approaching retirement, this can provide stable, long-term income without selling the property.

Sell Units to Fund the Project

Multiplex units can be individually owned through stratification (in both Vancouver and Burnaby) or fee-simple subdivision (available in Burnaby's rowhouse model). Selling one or two units after construction can offset building costs significantly — in some cases, covering the entire project while you keep a brand-new home on the same lot.

Create Housing for Family

For growing or multigenerational families, a multiplex is a practical way to keep everyone close without compromising independence. Your aging parents can live next door. Your adult children can own a home in the neighbourhood they grew up in. Each household has its own space, its own entrance, and its own privacy — while staying on shared family land.

Choose the Size of Your Home

A multiplex doesn't mean living smaller. It means choosing how much space you actually need. If you're downsizing from a 3,000-square-foot house, you can design your unit at 1,200 square feet and dedicate the rest of the lot to units that work for your family or generate income. You set the proportions.

Citizen Developer

You don't need to be a developer to build a multiplex. You just need to own the lot.

The term "citizen developer" describes a homeowner who takes on a multiplex project not as a career in real estate, but as a one-time opportunity to do something meaningful with their property. You're not flipping houses or assembling land packages — you're building on the lot you already live on because you see an opportunity for: retirement income, housing for your kids, a way to stay in your neighbourhood without sitting on more space than you need.

The process is more straightforward than most people expect:

1. Confirm your zoning. Check whether your lot falls under Vancouver's R1-1 or Burnaby's R1 SSMUH district, and verify your lot dimensions, frontage, and transit proximity. This determines how many units you can build.
2. Conduct a feasibility study. Before you commit to anything, get a professional assessment of what your lot can actually support — unit count, buildable area, site constraints, demolition scope, servicing requirements, and a preliminary budget.
3. Design the building. Work with a designer or architect to develop a layout that fits your goals. Living in one unit and renting three looks different from building a family compound or maximizing resale value.
4. Secure financing. Multiplex projects can be funded through construction loans, equity in your existing property, pre-sales of individual units, or a combination. The financial model depends on whether you're holding, selling, or both.
5. Permitting. Submit for development and building permits. Vancouver has cut multiplex permitting times by roughly 50% through a streamlined pathway. Burnaby processes applications under its consolidated R1 framework with no rezoning required.
6. Construction. A qualified builder manages demolition, servicing, construction, and inspection through to occupancy. Most multiplex projects in Vancouver and Burnaby fall under Part 9 of the building code — the same standard as a single-family home.
7. Sell, rent, or move in. Once complete, you decide what happens with each unit. Sell one or two to recover your costs. Rent the others for long-term income. Keep one for yourself. The flexibility is yours.

The barrier to entry isn't expertise, it's knowing where to start. That's what a good builder and a solid feasibility study are for.

Multiplex vs Duplex vs Laneway House

If you've looked into adding housing to your property before, you've probably come across laneway houses, duplexes, and multiplexes as options — and the differences matter more than unit count.

A laneway house is a single detached home built at the rear of your lot, typically facing the lane. You keep your existing house and add one rental or family unit behind it. It's the smallest scale of infill development; useful, but limited in what it can do financially. You can't stratify it separately from your primary home, which means you can't sell it on its own.

A duplex gives you two homes, usually in one building with a shared wall or stacked on two levels. Duplexes can be stratified in both Vancouver and Burnaby, so each unit can be individually owned and sold. It's a step up from a laneway house in terms of income potential and flexibility, but you're still working with just two units on a full residential lot.

A multiplex is where the math changes. Three to six homes on the same lot means you can live in one, sell one or two to offset construction costs, and hold the rest for rental income, all on land you already own. And because multiplex units can be stratified or, in Burnaby's rowhouse model, subdivided as fee-simple lots, every unit can carry its own title.

The practical difference comes down to what you're trying to accomplish. A laneway house adds modest income. A duplex gives you one unit to work with. A multiplex gives you real options: enough units to build a financial strategy around, whether that's funding retirement, keeping family close, or recovering your construction costs through sales while still holding a brand-new home on the same property.

The Future of Multiplex Housing

"Vancouver really was the first city in North America to have that as a citywide laneway house initiative. Now, down in California, it represents the biggest piece of the spectrum in their whole construction industry. They're getting hundreds of permits per week. Multiplex is the logical extension of laneway house policy and, logistically, it's not a meaningful challenge. Really, what we're just talking about is enablement." — Jake Fry, Smallworks Founding Owner and Partner

The zoning is in place. Vancouver's R1-1 zoning and Bill 44 opened the door. Bill 25 ensures it stays open. With a June 2026 compliance deadline for all municipalities and provincial enforcement authority behind it, multiplex housing is no longer experimental. Multiplex is the new normal for residential development in BC.

The question isn't whether multiplexes are coming to your street. They already are. The question is whether you're going to be part of it. However, not everyone is happy with this change.

Recently we’ve seen pushback from residents, particularly in Burnaby. The city responded by reducing maximum size for these buildings. The result is still a multiplex that allows large, flexible, family-oriented units, despite the pull-back in regulations.

Vancouver is seeing a similar outcry from some established residents, particularly on the city’s westside. Some political parties have the multiplex regulation in their crosshairs as these regulations were passed by the current sitting council. BC municipal elections take place later this year so we may see some changes to the regulation if a new mayor and council are elected.

At the provincial level we’re also seeing opposing parties take issue with Bill 44 and the implementation of multiplexes across the province. However the trend is clear, homeowners, developers, ageing parents and young families are all in favour of the flexibility that multiplex development allows. It is likely that the rules as they are will stay in place, with some further relaxation of regulations around building multiplexes.

For example the Vancouver city council has directed staff to consider and report on options for subdivision or stratification of residential lots containing secondary detached housing units which include laneway homes. The motion was carried unanimously for city staff to focus on situations where units comply with R1-1 zoning guidelines and “the form and siting are functionally equivalent to those permitted in multiplex subdivisions.”

As the first wave of multiplex projects nears completion we are getting a good sense of the absorption, saleability, and appreciation of these new developments. Overall it is expected that multiplexes will stay in style for decades to come.

The Future of Multiplex Housing

"Vancouver really was the first city in North America to have that as a citywide laneway house initiative. Now, down in California, it represents the biggest piece of the spectrum in their whole construction industry. They're getting hundreds of permits per week. Multiplex is the logical extension of laneway house policy and, logistically, it's not a meaningful challenge. Really, what we're just talking about is enablement."

— Jake Fry, Smallworks Founding Owner and Partner

The zoning is in place. Vancouver's R1-1 zoning and Bill 44 opened the door. Bill 25 ensures it stays open. With a June 2026 compliance deadline for all municipalities and provincial enforcement authority behind it, multiplex housing is no longer experimental. Multiplex is the new normal for residential development in BC.

The question isn't whether multiplexes are coming to your street. They already are. The question is whether you're going to be part of it. However, not everyone is happy with this change.

Recently, we’ve seen pushback from residents, particularly in Burnaby. The city responded by reducing maximum size for these buildings. The result is still a multiplex that allows large, flexible, family-oriented units, despite the pull-back in regulations.

Vancouver is seeing a similar outcry from some established residents, particularly on the city’s westside. Some political parties have the multiplex regulation in their crosshairs as these regulations were passed by the current sitting council. BC municipal elections take place later this year so we may see some changes to the regulation if a new mayor and council are elected.

At the provincial level we’re also seeing opposing parties take issue with Bill 44 and the implementation of multiplexes across the province. However the trend is clear, homeowners, developers, ageing parents and young families are all in favour of the flexibility that multiplex development allows. It is likely that the rules as they are will stay in place, with some further relaxation of regulations around building multiplexes.

For example the Vancouver city council has directed staff to consider and report on options for subdivision or stratification of residential lots containing secondary detached housing units which include laneway homes. The motion was carried unanimously for city staff to focus on situations where units comply with R1-1 zoning guidelines and “the form and siting are functionally equivalent to those permitted in multiplex subdivisions.”

As the first wave of multiplex projects nears completion, we are getting a good sense of the absorption, saleability, and appreciation of these new developments. Overall, it is expected that multiplexes will stay in style for decades to come.

How to Start a Multiplex Project

If you're a property owner in Vancouver or Burnaby considering a multiplex, the first step isn't design — it's feasibility. Before committing to anything, you need clear answers about what your lot can support and whether the financial case holds up.

A feasibility study assesses your lot dimensions, zoning eligibility, site constraints, demolition requirements, and preliminary budget. It answers the most important question first: does this make sense for your property and your goals?

Smallworks is Vancouver's leading infill design and build firm, with over 400 completed homes across laneway houses, duplexes, and multiplex developments. Their team handles feasibility, design, permitting, and construction under one roof — a single point of accountability from first conversation to final inspection.

Book a free consultation with Smallworks to find out what you can build on your lot. Whether you're looking to fund retirement, house your family, or create long-term rental income, the answer starts with your property.