British Columbia Small-Scale Multi-Unit Housing (SSMUH) Rules

You may have heard that the Province changed zoning so that more homes can be built on lots that used to allow only a single house. These changes are known as small-scale multi-unit housing, or SSMUH. How they apply depends on where your lot is and how it is zoned.

This article explains in plain terms which lots qualify, how many units are allowed, which exemptions exist, and what your municipality can still control. Zoning varies by place, so use this as a map rather than a final answer for your lot.

This article covers the law of British Columbia.

What the SSMUH rules require

Under the Local Government Act, a local government zoning bylaw must permit the housing uses and densities set out in section 481.3 by June 30, 2026, unless an exemption in section 481.4 or the regulations applies. The rules apply to "restricted zones". After the 2025 changes in Bill 25, a zone where any parcel is restricted to duplexes and/or a single detached home is a Restricted Zone that must meet the minimum unit densities on all lots. The definition now includes lots where a single detached home with a secondary suite and detached accessory dwelling unit is allowed.

The June 30, 2026 date has passed. Local governments had to update their bylaws by then unless they applied for an extension. Some are still adopting bylaws, so check your municipality's current zoning.

How many units are allowed

The requirement works in layers. In every restricted zone, the bylaw must permit at least one additional unit within the detached dwelling and/or at least one in another building on the same parcel. Larger municipalities and areas inside an urban containment boundary must permit a higher prescribed number, with a higher minimum again near a qualifying bus stop on parcels of a prescribed size. The Province's summary of those numbers is below.

"Frequent transit" means a route with a bus at least every 15 minutes on average, from 7 a.m. to 7 p.m. Monday to Friday and 10 a.m. to 6 p.m. on Saturday and Sunday. The required use and density apply only where residential use is permitted on the parcel.

Exemptions that may apply to your lot

• The 3 to 4 unit rule does not apply where the zone already allows three or more dwelling units on the parcel.
• Land not connected to a water or sewer system provided as a service by a municipality or regional district is exempt from the minimum unit counts in sections 481.3(4) and (5).
• Parcels larger than 4,050 m², and land in a zone whose minimum subdivision lot size is 4,050 m², are exempt from those minimum unit counts.
• Land protected under section 12.1(2) of the Heritage Conservation Act, or designated as protected under a heritage bylaw on the date the section came into force, is exempt from those minimum unit counts.

A local government that relies on one of these exemptions must give the minister written notice identifying the land and the exemption used. The Province's page also notes that other exemptions may apply, so ask your municipality which category your lot is in.

What municipalities can still regulate

Municipalities still set many details, but with limits. Their development permit area designations and land use regulation powers must not be used in a way that unreasonably prohibits or restricts the use or density required. A zoning bylaw must not use conditional density rules, such as amenity-based density bonuses, to achieve the minimum units. Limited conditions are allowed on only one of the section 481.3(5) units, and on units above the minimum.

Where provincial regulations set siting, size, form or density standards, the local government must follow them and must consider provincial guidelines. A development permit generally cannot vary permitted use or density, except for hazard-related conditions tied to health, safety or protection of property. A local government also cannot hold a public hearing on a zoning bylaw whose sole purpose is complying with these rules; notice is required instead. Specific height, setback and parking limits differ by municipality, so read your local bylaw.

What to do next

Being permitted to build is not an obligation to build, and it does not replace permits. Building permits, development cost charges and any development permit still apply separately.

• Find your lot size and zone in your municipality's zoning bylaw and map.
• Check whether your municipality or regional district has population of at least 5,000, and whether a frequent transit stop is nearby.
• Ask whether any exemption (servicing, lot size, heritage) applies.
• Ask about development permit areas and fees before designing.
• Get legal advice if a refusal or restriction seems to conflict with the rules.

Frequently asked questions