On this page: Overview The Rules Feasibility Scenarios Challenges FAQs Next Steps

What Is SSMUH?

Small-Scale Multi-Unit Housing (SSMUH) is provincial legislation that took effect June 30, 2024. It requires municipalities across BC to allow 3 to 6 units on lots that were previously restricted to single-family homes or duplexes.

The goal is to create more housing options in established neighbourhoods: row homes, triplexes, fourplexes, and townhomes, without large-scale redevelopment. The Province projects this could enable over 130,000 new units across BC in the next decade.

If you own a single-family lot in Greater Victoria, you likely now have the right to build more than you could before. Whether that makes sense for you depends on your specific lot, your goals, and the numbers. This page covers what the rules actually say. If you want to explore what they mean for your property, I can help you work through it.

What the Rules Actually Say

The provincial legislation sets minimum requirements. Greater Victoria municipalities have adopted these rules, though implementation details vary by community.

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3 to 4 Units on Most Lots

Lots 280 m² or smaller: Minimum 3 units allowed

Lots larger than 280 m²: Minimum 4 units allowed

This applies to single-family and duplex zones in municipalities with populations over 5,000, within urban containment boundaries, and connected to municipal water and sewer.

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6 Units Near Frequent Transit

On lots larger than 280 m² within 400 metres of a qualifying bus stop, municipalities must allow a minimum of 6 units.

Frequent transit means: Bus service at least every 15 minutes, Monday to Friday 7am to 7pm and Saturday to Sunday 10am to 6pm.

Note: This is different from Transit-Oriented Areas (TOAs), which apply near SkyTrain stations and major bus exchanges. Greater Victoria has no provincial TOAs, so SSMUH frequent transit rules apply here.

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Secondary Suites Everywhere

Even in smaller communities or rural areas not covered by the 3 to 6 unit rules, municipalities must allow at least one secondary suite or accessory dwelling unit (garden suite, laneway home) on most residential lots.

Provincial Site Standards

The Province also standardized development rules to make projects more viable:

Regulation Old Typical Rule New Provincial Standard
Maximum Height 2 storeys 11 metres (about 3 storeys)
Front Setback Often 6+ metres Minimum 2 metres
Rear Setback Often 6+ metres Minimum 1.5 metres
Lot Coverage 35 to 40% 50% (60% if only 3 units)
Off-Street Parking 1 to 2 spaces per unit See parking note below

A Note on Parking Requirements

Parking rules depend on your property's location:

  • Near frequent transit (within 400m of qualifying bus stops): The Province has prohibited municipalities from requiring off-street parking for SSMUH projects.
  • Other SSMUH properties: Municipalities may still require parking, though the Province recommends reduced requirements.

Even where parking is not required, building without it may affect marketability. Buyers and renters often still want parking, especially outside the urban core. It is a trade-off between construction cost and market appeal.

When SSMUH Rules Do Not Apply

Some properties are exempt from the 3 to 6 unit requirements. If your property falls into one of these categories, SSMUH density rules do not apply. Your existing zoning remains in effect, and you are not required to allow multiple units:

  • No municipal services: Properties not connected to both municipal water and sewer (wells, septic systems)
  • Large lots: Properties over 4,050 m² (about 1 acre)
  • Heritage properties: Land with heritage designation or subject to a heritage revitalization agreement
  • Agricultural or park land: Properties designated for agriculture, parks, or natural areas in the Official Community Plan
  • Industrial zoning: Properties where residential use is ancillary to industrial use

If you are unsure whether your property is exempt, I can help you check the specifics.

How Greater Victoria Has Implemented SSMUH

The City of Victoria was ahead of the Province on this. Victoria introduced "houseplex" zoning in January 2023, before the provincial legislation, and most residential properties in the city already allowed 3 or more units.

For most Victoria properties, the provincial rules changed little. But for properties in other CRD municipalities that had not already updated their bylaws, including parts of Saanich, View Royal, Langford, Colwood, and elsewhere, this represents a significant shift in what you can build.

Each municipality has its own specific bylaws and form-and-character guidelines. The rules are similar but not identical across the region.

If you want to know exactly what applies to your property, I can help you cut through the specifics or point you to the right resources.

Talk Through Your Situation

The Feasibility Question

Just because you can build a fourplex does not mean you should. The economics are tighter than many homeowners expect. But that does not mean SSMUH is never viable. It means we need to look at your specific situation and run real numbers.

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How Development Economics Work

Any SSMUH project needs to account for:

  • Land value: What is the lot worth today?
  • Construction costs: Hard costs (building) plus soft costs (design, permits, fees)
  • Carrying costs: Property taxes, interest, insurance during development
  • End value: What are the finished units worth as rentals or sales?
  • Time: How long from start to income or sale?

The gap between total costs and end value is your margin. On many lots, that margin is thin or negative. On others, it works.

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Why Fourplexes Often Beat Smaller Projects

Research consistently shows fourplexes are more financially viable than duplexes or triplexes:

  • Shared costs: Land, design, and permits spread across more units
  • Shared walls: Less exterior wall means lower per-unit construction cost
  • Revenue diversification: Four income streams instead of two
  • Market flexibility: Mix of unit sizes appeals to more buyers or renters

On some high-value or constrained lots, a single-family home may still be the highest and best use. We need to look at the specifics.

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What Eats Into Margins

Small-scale projects face costs that larger developments can absorb:

  • No economies of scale: Fixed costs per unit are higher than in a 30-unit project
  • Infrastructure surprises: Unexpected water, sewer, or electrical upgrade requirements
  • Permit complexity: Design review, engineering, form-and-character guidelines
  • Professional fees: Architect, engineer, surveyor, geotechnical. Required regardless of project size
  • Time: From concept to completion, a fourplex can take 2 to 3 years. Every month of carrying costs eats into returns

Want to See Real Numbers for Your Lot?

I have put together a proforma framework that models SSMUH development economics. If you have a specific property in mind, I can walk through the inputs with you and show you what the numbers actually look like for your situation. No charge for the initial conversation.

Run the Numbers Together

Where SSMUH Can Make Sense

SSMUH viability varies widely. Here are some scenarios where it can work. If you are not sure where you fit, let us figure it out together.

Family Wealth Building

Parents who own a valuable lot and want to create housing for adult children while staying in the neighbourhood. The return is measured in family proximity and generational wealth, not just dollars. Building two units for family members while keeping one for yourself changes the math entirely.

Equity Conversion

Homeowners with significant equity who want to convert that equity into rental income or sale proceeds. This requires substantial capital and risk tolerance, but for owners sitting on high-value land with the financial capacity to develop, the numbers can work.

Subdividable Properties

If your lot is subdividable under its current zoning, you may be able to create two parcels, each allowing SSMUH development. That could mean 8 units instead of 4. The math changes significantly when you can multiply the opportunity.

Entrepreneurial Acquisition

Investors and small-scale developers looking to purchase underutilized properties specifically for SSMUH redevelopment. Buying right is critical here. Not every lot works, but properties with the right combination of size, location, and services can offer opportunity.

Long-Hold Enhancement

Owners who plan to hold a property for years but want to improve cash flow in the meantime. Adding a secondary suite now, with an eye toward larger development later, can make a long hold more financially sustainable while preserving future options.

These are not the only scenarios. If you have a specific situation in mind, I would rather talk it through with you than have you guess whether it fits.

What You Need to Know About the Challenges

SSMUH development is real, but it is not simple. Here is what you need to understand about the practical challenges so you can plan for them:

Infrastructure Capacity

Municipal water, sewer, and road systems were built for single-family density. Mass redevelopment could overwhelm existing infrastructure. Some municipalities have flagged capacity limitations for certain areas. We can check what applies to your lot.

Complexity for Non-Developers

Building a multiplex requires navigating architects, engineers, contractors, permits, inspections, financing, and construction management. Individual homeowners often underestimate the coordination involved. That does not mean it is impossible, but it means going in with realistic expectations.

Financing Hurdles

Banks are still figuring out how to underwrite SSMUH projects. Construction loans for multiplexes can be harder to secure than for single-family homes. Getting your financing lined up early is critical.

Site-Specific Constraints

Slopes, trees, setback angles, lane access, BC Hydro lines, and underground utilities can all limit what is actually buildable, even when zoning allows more density. The theoretical maximum is not always achievable.

Design Requirements

Most municipalities require development permits with form-and-character review. You cannot just build a box. Designs need to meet guidelines for neighbourhood fit. This adds time and cost, but it is navigable.

Timeline Uncertainty

Permit approvals for multiplexes take longer than single-family. From concept to completion, expect 2 to 3 years. Carrying costs during an extended approval process can erode project viability if not planned for.

Worth Knowing

The Province has published detailed site standards and a policy manual to help homeowners and developers understand SSMUH requirements. These resources are a good starting point, but they do not tell you whether a project pencils out for your specific lot. That requires looking at your actual numbers.

Getting Help

You do not have to figure this out alone. Here is what I can offer, plus external resources worth knowing about.

Start With a Conversation

If you are wondering whether SSMUH makes sense for your property, let us talk it through. I will walk through your lot specifics, neighbourhood context, and rough economics to help you decide if it is worth exploring further. No obligation.

Book a Call

Proforma Analysis

I can build out a basic financial model for your scenario: construction estimates, carrying costs, potential returns. This gives you real numbers to work with before you spend money on architects or consultants.

Request a Proforma

Provincial Policy Manual

The Province's SSMUH Policy Manual provides detailed guidance on site standards, zoning requirements, and implementation. It is technical but comprehensive.

View Provincial Manual →

Your Municipal Planning Department

For specific zoning details and application requirements, your local planning department is the authoritative source. I can help you understand what to ask and how to interpret what they tell you.

Questions Homeowners Ask About SSMUH

No. SSMUH legislation provides the option to build more units. It does not require it. If you want to keep your single-family home, you can. If you want to build a new single-family home, you still can. The legislation simply removes the zoning barrier that previously prevented denser housing.

It depends. If your lot has strong redevelopment potential (good size, location, services), the land value component may increase because a developer could use it for more units. But property values depend on many factors: market conditions, specific location, and what buyers want. Some buyers specifically want single-family homes in established neighbourhoods. The effect varies by property.

Possibly. Adding a secondary suite or garden suite is relatively straightforward under the new rules. Converting a single-family home into a triplex or fourplex is more complex. You will need to meet BC Building Code requirements for fire separation, separate entrances, and other standards. A building permit is always required. Whether conversion makes sense depends on your existing structure and layout.

A secondary suite is a single additional unit (basement suite, garden suite, laneway home). BC has allowed these for years. SSMUH goes further, allowing 3 to 6 units total on what was previously single-family land. You might have a main house, a secondary suite, and a separate building with two more units, all on one lot.

It depends on location. For properties within 400 metres of frequent transit (bus stops with 15-minute service), the Province has prohibited parking minimums. For other SSMUH properties, your municipality may still require parking, though the provincial policy manual recommends reduced requirements. Even where parking is not required, building without it may affect marketability. Buyers and renters often still want parking, especially outside the urban core.

No. SSMUH requirements only apply to properties connected to both municipal water and sewer. If you are on a well, septic system, or both, the SSMUH density rules do not apply to your property. Additionally, lots larger than 1 acre (4,050 m²) are exempt. This means most rural and semi-rural properties in the CRD are outside SSMUH requirements.

Longer than single-family. SSMUH projects typically require development permits (form and character review) in addition to building permits. Timeline varies by municipality and project complexity. Could be 6 months to over a year for permits alone, then 12 to 18 months construction. Factor 2 to 3 years total from concept to occupancy into your financial planning.

Either. Units can be held as rentals or stratified and sold individually. Strata requires additional legal work (strata plan registration), but allows you to sell units separately. Some municipalities have rental-only requirements for certain areas, so check local rules.

Heritage-designated properties and those subject to heritage revitalization agreements may be exempt from SSMUH density requirements, or may require heritage alteration permits. The rules aim to protect heritage character while still enabling some additional housing where appropriate.

What This Means If You Are Buying or Selling

For Buyers

If you are looking at a single-family home on a larger lot, consider the redevelopment potential. You might be buying development land that is currently being used as a house. That could be valuable, or it could mean your quiet street gets denser over time.

Ask about what is buildable on any lot you are considering, especially near transit or on larger parcels. I can help you understand the SSMUH implications for properties you are evaluating.

For Sellers

If your lot has strong SSMUH potential (good size, services, transit proximity), you may want to market it to developers as well as owner-occupiers. The development value may exceed the home value.

I can help you understand what your lot allows and whether targeting developers makes sense for your situation.

What Do You Want to Do Next?

Whether you are exploring redevelopment potential, trying to understand what is possible, or just curious about your options, I can help.

Understand Your Property's Potential

If you own a lot in Greater Victoria and want to know what you could build, let us talk through the zoning, the economics, and whether it makes sense for your situation.

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Get a Property Valuation

Considering selling? I can provide a market analysis that factors in both the home value and any development potential the lot carries.

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Browse Current Listings

Looking to buy? Search properties across Greater Victoria. If you want help identifying lots with redevelopment potential, let me know.

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