September 2026 — Bill 25 Compliance Deadline Has Passed
The June 30, 2026 deadline has passed, and compliance was not uniform. The District of North Vancouver formally refused Bill 25 in April 2026. The City of North Vancouver did not adopt its 6-unit transit-tier bylaw either: Council referred it back to staff on May 11, 2026, and as of this update it has not returned to Council. CNV’s separate 3-4 unit baseline (Bylaw 9137, adopted December 2025) remains in force and unaffected. West Vancouver missed the deadline as well and has scheduled readings of its amendment bylaw for September 21, 2026. Most other Metro Vancouver cities are operating normally. See the updated municipal scorecard below.
Quick takeaway: Mid-2026 is where SSMUH crossed from early adopter to mainstream. The June 30, 2026 Bill 25 deadline has now passed. Vancouver and Burnaby have proven the model, Surrey is processing volume, Tri-Cities and Fraser Valley municipalities are operational, and the North Shore is where compliance broke down: the District of North Vancouver refused, the City of North Vancouver referred its 6-unit transit-tier bylaw back to staff with no return date yet confirmed, and West Vancouver has readings set for September 21, 2026. Here is what that means for permits today.
What is SSMUH and why it matters in 2026
Small-Scale Multi-Unit Housing (SSMUH) is British Columbia’s answer to the mismatch between single-family zoning and housing demand. After Bill 44 passed, every municipality with more than 5,000 residents must legalize 3–6 primary dwelling units on lots that previously allowed only one detached home. For a deeper look at how this framework works, see our SSMUH guide.
2025 was about early execution. 2026 is about scaling—and the cities with streamlined processes are capturing capital, trades, and development momentum.
Municipal scorecard (September 2026 — updated)
| City | Status | Bill 25 Compliant | Permit Timeline | Key Notes |
|---|---|---|---|---|
| Vancouver | Active (R1-1) | ✓ Yes — pre-existing | DP 8–10 mo / BP 3–5 mo | Net Zero bonus, 6 units strata, 8 units rental |
| Burnaby | Active (R1 SSMUH) | ✓ Yes | DP 6–8 mo / BP 4–5 mo | No FSR cap, FTNA parking relief, fee-simple rowhouses |
| Surrey | Active (city-wide rezoning) | ✓ Yes | DP 6–9 mo / BP 4–6 mo | Servicing reviews critical; SkyTrain alignment key |
| City of North Vancouver | Active for 4 units (Bylaw 9137, Dec 2025) | ✗ Not yet, referred back to staff May 11, 2026 | DP 8–12 wks / build 14–18 mo | 6-unit expansion drafted but not adopted; 4-unit rules govern |
| District of North Vancouver | Active for 4 units (Ground-Oriented Housing, Dec 2025) | ✗ Refused Bill 25, Council voted 4-3 against Apr 13, 2026 | N/A for 6 units | Province may impose zoning by ministerial order |
| Coquitlam | Active | ✓ Yes | DP 7–10 mo / BP 4–5 mo | Evergreen Line overlays, 22,131 eligible lots |
| Port Coquitlam | Active | ✓ Yes | DP 6–8 mo / BP 4–5 mo | Corridor nodes & servicing finalized |
| Maple Ridge | Active | ✓ Yes | DP 7–9 mo / BP 4–6 mo | Rural servicing, stormwater upgrades complete |
| Langley (City & Township) | Active | ✓ Yes | DP 7–9 mo / BP 4–5 mo | Joint policy alignment, transit-oriented nodes |
| New Westminster | Active | ✓ Yes | DP 6–8 mo / BP 3–4 mo | Heritage overlays, multiplex near SkyTrain |
| Richmond | Active (RSM zoning) | ✓ Yes | DP 6–9 mo / BP 4–5 mo | 25,895 eligible lots in RSM zone |
| Fraser Valley (Abbotsford, Chilliwack, Mission) | Active | Bill 44 yes; no published Bill 25 alignment bylaw | DP 6–9 mo / BP 4–6 mo | ALR proximity, hillside soils, infrastructure |
| Sea-to-Sky (Squamish, Whistler, Pemberton) | Emerging pilots | Partial | Case-by-case | Servicing capacity, worker housing priority |
Timeline tracker for 2026
-
Q1 2026
- All remaining Metro Vancouver municipalities now accepting SSMUH applications
- Fraser Valley intake fully operational
- VanPlex scaling multiplex delivery across 6+ municipalities
-
Q2 2026
- Expected permit fast-track expansion in Surrey and Burnaby
- Province releases updated SSMUH financing guidance
- Sea-to-Sky municipalities finalize worker housing priority lanes
-
Q3 2026
- First wave of 2026 SSMUH completions expected across Metro Vancouver
- Resale market data for stratified multiplex units becomes meaningful
- VanPlex targets 20+ active SSMUH projects in delivery
-
Q4 2026
- Annual SSMUH permit volume data released by municipalities
- 2027 policy refinements based on market feedback
- Financing products mature with track record data
Permitting intelligence by city
Vancouver: R1-1 is the SSMUH proof point
Vancouver’s R1-1 zone is the furthest along of any Metro city — with the most active permit queue and the clearest design standards for six-unit builds. VanPlex maintains a weekly playbook of R1-1 permit bulletins. Expect 12–18 month timelines when you include design coordination, Net Zero modelling, and finance approvals. We are scaling multi-generational sixplexes on 33’ and 50’ lots with stratified sale and retained rentals.
Burnaby: R1 SSMUH attracts fee-simple builders
Burnaby’s R1 SSMUH zone removed FSR caps, which shifts the focus to building envelope management. The biggest unlocks:
- 6 units near Frequent Transit Network stops
- Fee-simple rowhomes without rear lanes
- Stratified multiplexes where secondary suites still count toward the total
Surrey: Servicing and parking determine speed
Surrey’s staff are scrutinizing off-site servicing and parking design. Facilitate approvals by:
- Providing early civil and electrical load letters
- Coordinating arborist and geotech reporting before intake
- Leveraging FTN area exemptions to limit parking stalls
Tri-Cities and Fraser Valley: Now accepting applications
Port Coquitlam, Maple Ridge, and Fraser Valley municipalities are now fully operational for SSMUH intake. VanPlex is executing lot-specific feasibility packs and permit submissions across these newly active markets.
Financing signals
Lenders are catching up with SSMUH. Credit unions are underwriting 70–75% LTC for experienced builders, while private lenders bridge pre-sales. Key underwriting proof points:
- Builder track record in multiplex/gentle density
- Documented demand (waitlists, community interest)
- Detailed pro forma with realistic absorption timelines
- Energy model + Net Zero approaches (where applicable)
VanPlex’s finance desk packages these deliverables and pairs them with construction schedules and draw calendars.
How VanPlex is executing SSMUH in 2026
We run an address-first program: feasibility, design coordination, permit shepherding, financing, and construction delivery. For each city we provide:
- Feasibility Pack: Unit mix options, servicing constraints, preliminary budgets
- Consultant Matrix: Who needs to be engaged and when, plus SSMUH-specific scopes
- Permit Tracker: Intake checklist, city timelines, reviewer notes
- Capital Plan: Lender-ready pro forma, draw schedule, sales vs. rental decision tree
Our goal is simple: deliver multiplexes and gentle density forms that stabilize neighbourhoods while unlocking owner and investor returns.
Next steps for homeowners & investors
- Check your address: Run the VanPlex lookup tool to confirm eligibility and unit capacity.
- Request your SSMUH feasibility pack: We deliver a tailored analysis with timeline, budget, and recommended delivery model.
- Book a planning session: Align financing, design, and construction execution so you are ready the moment bylaws permit intake.
Ready to unlock your lot? Start with the property lookup or contact our team for a dedicated SSMUH strategy call.
