On March 13, 2026, Sky Property Group President & CEO Ladan Hosseinzadeh Sadeghi published a press release through ACCESS Newswire declaring that multigenerational housing is “reshaping Canada’s Housing Market.” She called on developers to “design with multigenerational living in mind.” In Vancouver, we read that and thought: we already are. BC has had the zoning framework since 2024, the permits are flowing, and VanPlex has analyzed 86,000+ properties for multigenerational multiplex feasibility. Toronto is writing press releases. Vancouver is pulling permits.
The press release that proved Vancouver is years ahead
Sky Property Group’s March 2026 press release reads like a manifesto for something BC figured out two years ago. “Canadian families are increasingly choosing to live together across generations,” the release states. “Developers need to design with multigenerational living in mind.”
Fair point. But in BC, the provincial government didn’t wait for developers to catch up. Bill 44, passed in late 2023 and effective across municipalities by mid-2024, mandated that every city in the province allow small-scale multiplex development on traditional single-family lots. Four units on standard lots. Six units near transit. No rezoning required.
Toronto is still asking developers to consider multigenerational design. Vancouver homeowners are already building it — and the multigenerational living guide shows what those projects look like in practice.
The numbers behind the movement
Statistics Canada’s 2021 Census counted 441,750 multigenerational households across the country—a 21.2% increase from 2011. That figure represents 2.4 million Canadians living under arrangements where grandparents, parents, and adult children share a home or property. When you include intergenerational arrangements (parents co-residing with adult children 20+), the figure reaches 9.5 million people (Statistics Canada, 2021 Census data released August 2025). The shift is structural, not cyclical.
BC is among the leaders. At 3.7% multigenerational household rate (Statistics Canada, 2021 Census), the province sits just behind Ontario (4.0%) and well above the national average of 2.9%. Within BC, Surrey stands out at 9.6%—more than triple the national rate and the highest in BC (nationally, Brampton leads at 14.3%). The critical difference: BC has the zoning framework AND the ecosystem to actually house these families in purpose-built multiplexes at scale.
Who lives multigenerationally—and why it matters for housing policy
The demographics tell a clear story. Among multigenerational households nationally (Statistics Canada, 2021 Census):
- 52.7% include at least one person who identifies as racialized
- 40.5% include at least one person born outside Canada
- Only 4.3% of people in multigenerational households fall below the low-income threshold, compared to 30.2% of solo dwellers
This isn’t a niche lifestyle. It’s a proven economic strategy that reduces poverty, preserves family cohesion, and creates housing stability. The question is whether the built environment supports it—or fights it.
Why Toronto is talking and Vancouver is building
Credit where it’s due: Toronto adopted as-of-right multiplex zoning in May 2023, allowing up to 4 units citywide without rezoning. Standard multiplex permits now take 10-21 days for approval. On paper, Toronto’s zoning is comparable to BC’s Bill 44.
So why is Sky Property Group still calling for action? Because zoning is only step one. The gap between Toronto and Vancouver isn’t about permits anymore—it’s about ecosystem maturity.
| Factor | Toronto | Vancouver (Bill 44) |
|---|---|---|
| As-of-right multiplex zoning | Yes, since May 2023 | Yes, since mid-2024 |
| Maximum units (standard lot) | 4 units | 4 units (6 near transit) |
| Standardized design catalogue | No provincial equivalent | BC free design catalogue (Sept 2024) |
| Purpose-built multigenerational focus | Developer-led advocacy stage | Established builder ecosystem |
| Property analysis tools | Limited | VanPlex: 86,000+ lots analyzed |
| Provincial policy alignment | Municipal-level only | Provincial mandate (Bill 44) + federal MHRTC |
| Active multiplex construction pipeline | Early stage | Permits flowing, builds underway |
Vancouver’s advantage isn’t just about zoning anymore—it’s about execution. BC has a provincial mandate, a standardized design catalogue, established builder networks, and tools like VanPlex that have analyzed 86,000+ properties for feasibility. Toronto has the zoning, but the ecosystem to support multigenerational multiplex development at scale is still forming. If you own a Toronto lot, our Toronto multiplex guide walks through what the rules allow on it.
The builder ecosystem that Toronto lacks
Bill 44 didn’t just change zoning. It created an ecosystem. Architects now have standardized multiplex designs (BC’s free multiplex design catalogue launched in September 2024). Builders have developed repeatable construction processes for 4-6 unit projects. Lenders have created financing products specifically for multiplex development.
In Toronto, Sky Property Group is calling for this ecosystem to be built. In Vancouver, it already exists.
The financial case for multigenerational multiplexes
The economics of multigenerational multiplex development are compelling. Consider a typical Vancouver scenario:
| Component | Single-Family Home | Multigenerational Fourplex |
|---|---|---|
| Current property value | $2.2M | $2.2M (same lot) |
| Development cost | N/A | $1.6-2.1M |
| Post-development value | $2.2M | $4.4-5.6M |
| Monthly rental income | $0 | $6,000-10,000 (from 2 market units) |
| Family housing cost | Market rent elsewhere | $0 (2 family units) |
| Annual family savings | $0 | $48,000-72,000 in avoided rent |
| MHRTC tax credit | N/A | Up to $7,000 (2026 rate) |
The MHRTC (Multigenerational Home Renovation Tax Credit) provides a refundable credit at the lowest federal tax rate (14% for 2026) on up to $50,000 of eligible renovation costs when creating a secondary dwelling unit for a senior aged 65+ or an adult with a disability. That’s up to $7,000 back at tax time—a federal program that directly rewards the multigenerational approach.
Beyond the spreadsheet
But the real value isn’t captured in a proforma. It’s the grandmother who can age in place in a ground-floor unit with wide doorways and grab bars instead of a $5,000/month care facility. It’s the adult child who can save for their own future instead of paying $2,500/month in rent to a stranger. It’s the family that stays together because the built environment finally allows it.
What this means for BC homeowners right now
The convergence is rare: demographic demand (441,750 households and growing), provincial policy (Bill 44), federal incentives (MHRTC), and an established builder ecosystem.
Toronto has the zoning in place. Sky Property Group’s advocacy is a positive signal that awareness is growing. But building the full ecosystem—standardized designs, experienced builders, property analysis tools, financing products—takes time.
BC homeowners don’t need to wait. The SSMUH framework is live across all major Metro Vancouver municipalities.
If you own a single-family lot in Vancouver, Burnaby, or Surrey, the zoning already permits a multigenerational multiplex. The question isn’t whether you can build—it’s whether your specific lot maximizes the opportunity.
Toronto owners now have a lot-level tool too: PlexCheck Toronto stamps the City zoning at a Toronto address, applies the ward’s unit ceiling, and prices the build against CMHC survey rents.
Visit VanPlex.ca to enter your address and see exactly what your property qualifies for under Bill 44. In under two minutes, you’ll know your lot’s PlexRank score, estimated development value, and multigenerational configuration options. Both cities have the zoning. BC has the ecosystem. You can start building today.
VanPlex Team
PlexRank(TM) | Profit with Multiplex
