Bill 44 - Small-Scale Multi-Unit Housing (SSMUH) Game Changer

Vancouver 4 to 6 unit Multiplexes

BC Bill 44: A Game-Changer for Housing in Metro Vancouver

British Columbia's Bill 44, enacted in late 2023, represents a transformative policy aimed at tackling the province's housing crisis. Officially known as the Small-Scale Multi-Unit Housing (SSMUH) initiative, Bill 44 mandates that municipalities allow up to four units on most single-family lots, and up to six units on lots within 400 meters of frequent bus service. This province-wide policy is designed to boost housing supply, promote density, and improve affordability. However, its implementation has surfaced notable challenges—most prominently around permitting delays and development-related costs.

Surrey 4 and 6 units SSMUH Drafts

Permitting Timelines and Municipal Readiness

While the intent of Bill 44 is to streamline development, permitting remains a bottleneck. In Vancouver, the approval process for a simple duplex can extend up to 11 months. Conversely, Burnaby has implemented efficiency measures that have cut permit times by up to 85%, with some processed in just 39 days (burnaby.ca). As of early 2025, nearly 90% of B.C.'s municipalities have adopted Bill 44-compliant zoning. Coquitlam and West Vancouver are preparing major policy announcements for June 2025.

Understanding DCCs and ACCs: The Hidden Costs of Building

A major concern for homeowners and developers alike is the steep cost of Development Cost Charges (DCCs) and Amenity Cost Charges (ACCs). These fees can significantly impact project feasibility, some examples:

• Coquitlam: DCCs are $64,396 for single-family homes, $43,483 for small multiplexes, and $24,435 for apartments (coquitlam.ca).

• Port Moody: $34,892 for single-family homes or duplexes, and $10,732 for laneway homes (tricitynews.com).

• Langley Township: Among the highest, at $87,000 for single-family homes (primepropertygroup.ca).

• Metro Vancouver: Regional DCCs for liquid waste are projected to rise to $11,125 by 2027 (dailyhive.com).

• In General: approximately $85,000 per unit in DCCs and ACCs - review specific application and municipalities as each will vary

Amenity Cost Charges (ACCs), introduced through Bill 46, fund public amenities like rec centers, libraries, and childcare. These are calculated based on projected population growth. Cities like Burnaby are leveraging ACCs to replace older bonus density systems, though concerns persist about funding adequacy for large-scale projects (dailyhive.com).

DCCs and ACCs are paid on permitting to municipalities, ultimately the cost is passed onto the property owner, resale price.

From Resale to Multi-Generational Living

One key trend emerging from these zoning reforms is a shift toward building for multi-generational families. Many homeowners are choosing to create legal suites and laneway homes not just for investment, but to keep family close—helping aging parents or providing a start for adult children. While these builds can later be used for resale or rental income, the initial intent often centers on long-term family use.

Take Advantage of Bill 44 – We're Here to Help

With Bill 44 now fully in effect, the opportunity to add units to your property has never been more accessible. Whether you’re looking to house extended family, generate rental income, or future-proof your real estate investment, understanding local permitting and cost structures is key. Our team specializes in navigating these complexities. Contact us today to explore your property’s potential and get expert help with planning, permits, and more.