The Rise of Multiplex Housing in Metro Vancouver: What Homeowners Need to Know

SaveSavedRemoved 0

March 25, 2025

The buzz around small-scale multi-unit housing (aka “SSMUH”) has been growing fast in Metro Vancouver. Yet for all the hype, there’s still limited clarity for everyday homeowners who want to understand what these changes actually mean — and whether they can benefit. That’s why I invited Bill Laidler from Laidler Development onto the podcast. Bill is one of the few developers actively building and sharing knowledge about this new zoning framework.

Here’s a breakdown of our conversation — and why multiplex housing might be the most promising shift in Vancouver real estate in years.

From Realtor to Developer: Bill’s Story

Bill began his career as a real estate agent in Port Moody in 2013. Over the years, he transitioned from working with families to assembling land for mid-rise developments in areas around Coquitlam. In 2020, he took the full leap into development and now has over 400 units in various stages of planning and construction.

What caught his attention most recently was the province’s move to allow for small-scale multi-unit housing on single-family zoned lots. Not only does this drastically reduce the development timeline (from up to 8 years down to 2.5 years), but it also opens the door for more community-based and family-friendly housing in established neighbourhoods.

Understanding the New Legislation

In late 2023, BC introduced legislation mandating that all municipalities allow at least four to six units on lots previously zoned for single-family homes — provided they meet certain criteria. But as Bill explains, implementation varies across municipalities.

Cities like Vancouver and Burnaby are leading the charge, with hundreds of applications already submitted. But other municipalities, like North Vancouver and Delta, have either delayed adoption or implemented zoning that still limits the economic viability of these projects.

So what determines if a lot is a good candidate for multiplex development? According to Bill, there are three key metrics:

Floor Space Ratio (FSR) – How large can the building be based on the lot size?
Unit Stratification – Can the units be sold individually or must they remain as rental only?
Parking Access – Can adequate parking be added, especially for family-sized units?

What If You’re a Homeowner?

Let’s say you own a 50’ x 145’ lot in Vancouver — the kind of lot that might have previously allowed a laneway home. With the new R6 zoning (depending on your proximity to transit), you might now be eligible to build 4–6 units.

So, what’s next?

Bill emphasized that the development potential depends largely on your distance from a Frequent Transit Network (bus routes that run every 15 minutes). You also need to verify your city’s specific rules around density and parking.

Once those boxes are ticked, you have a few options:

Sell the land outright to a developer
Partner with a builder through a joint venture
Retain a unit for yourself and participate in the project’s upside

The Homeowner–Builder Partnership Model

In Burnaby and Vancouver, where the framework is more developed, Bill’s team has been forming partnerships with homeowners to co-develop their land.

Here’s how it typically works:

The homeowner contributes a portion of the land value as equity (e.g. $1M–$1.25M)
The developer matches that with capital and manages the entire development process
Profits are split — typically 70% to investors (including the homeowner) and 30% to the developer
The homeowner takes on no loan guarantees or construction risk

This model creates an accessible entry point for homeowners who want to unlock the value of their land — without having to go it alone.

Financing the Dream

As a mortgage broker, I know firsthand how financing can make or break a project. One common myth is that your property must be mortgage-free to participate in a multiplex development.

That’s simply not true.

There are creative financing options that allow you to refinance based on the completed value of the development — not just your current equity. The key is doing the math upfront and working with a team that understands these niche deals.

What Kind of Properties Work Best?

According to Bill, the sweet spot lies in larger lots — particularly those with lane access. Here’s a quick guide:

4-unit developments: Work best on 50’ wide lots
6-unit developments: Preferably on 66’ or wider lots, to accommodate six parking stalls
Smaller lots face challenges with parking, which directly impacts marketability and resale value. But innovative designs are emerging, and developers are actively experimenting with different configurations.

Why This Matters for Vancouver

At the heart of this policy is the hope of creating more “missing middle” housing: homes with front doors, backyards, and parking — but at a lower price point than a full single-family house.

Will this solve affordability overnight? No.

But it’s a step in the right direction. Right now, the only real options for many buyers are either a +$2M detached home or a +700 sq. ft. condo for +$700K. Multiplexes offer a more livable, community-oriented alternative.

Event: Multiplex Townhome Builder Showcase – March 27

Bill and his team will be hosting a Multiplex Builder Showcase at the Michael J. Fox Theatre in Burnaby on March 27, 1–4PM.

What to expect:

Site and floor plans from 4 active builders
Financial breakdowns of real projects
Keynote from Burnaby Mayor Mike Hurley
Fireside chat with BC Housing Minister Ravi Kahlon
Presentations on homeowner participation agreements and local investment opportunities

If you’re a homeowner, investor, or real estate professional, this event is a must. [Register here]

Whether you’re a homeowner wondering how to unlock the potential of your lot, or a buyer hoping for more options, small-scale multi-unit housing could reshape the landscape of Vancouver real estate.

But like all things in real estate, success depends on relationships, planning, and having the right team.

If you’re curious about your property’s eligibility or want to explore financing options, feel free to reach out. The opportunity is real — and it’s already happening.

CONNECT WITH MARKO: