Vancouver’s housing landscape is changing fast, and the new R1-1 Residential Inclusive Zoning is leading that shift for Multiplex development.
This bylaw makes it easier than ever for property owners to build multiplex homes, three to six units on a single lot, without the lengthy rezoning process. For homeowners, investors, and small developers, that means transforming a standard single-family property into a high-value, multi-unit asset that aligns with Vancouver’s long-term housing goals.
At Averra Developments, we’ve been helping clients navigate the new R1-1 framework from day one. With multiple multiplex projects currently underway in Kitsilano, Mount Pleasant, and Grandview-Woodland, we understand the details, challenges, and design opportunities unique to this zoning.
Image shown: In progress build. Over 7,000 sf of Net Zero living across 5 homes on a 50’ x 122’ in Mount Pleasant.
What Is a Multiplex in Vancouver?
A multiplex is a residential building containing three or more independent dwellings, typically arranged side by side, stacked, or in a combination layout. Each home has its own entrance, living areas, and amenities, providing the feel of individual houses while increasing overall density.
Under the R1-1 zoning bylaw, Vancouver property owners can now:
- Build up to six units on lots with a minimum 49.5 ft frontage
- Build up to eight units if all are designated as rental homes
- Stratify or retain units for family, long-term rental, or sale
This new zoning gives Vancouverites the ability to create more housing choice and financial flexibility while preserving the look and scale of established neighbourhoods.
Why R1-1 Is Driving Multiplex Growth
The R1-1 Residential Inclusive Zoning replaced the city’s older RS single-family designations, creating a simpler, city-wide framework for low-density housing.
Here’s why it’s accelerating development:
• No more rezoning delays — multiplex construction is now outright permitted
• Streamlined approvals — combined development and building permits (currently, if there are max 2 homes per building)
• Greater design flexibility — stacked layouts, flat roofs, and open yard allowances
• Better returns — land and construction costs spread across multiple units
Together, these updates make small-scale multi-unit development more feasible and predictable for Vancouver’s homeowners and builders alike.
The Net Zero Bonus: 19% More Floor Space
Projects that meet Net Zero or Zero Emission Building (ZEB) standards under R1-1 can receive up to 19% additional floor area if submitted before the end of 2025.
That bonus can mean hundreds of extra square feet of buildable space, enough for larger living areas, an extra unit, or improved design flexibility.
At Averra, we’ve integrated Net Zero design and construction practices into several R1-1 projects, helping clients achieve higher resale value and long-term energy efficiency while maximizing allowable floor area.
Why Work With Averra
Navigating R1-1 zoning successfully requires experience. With over 17 years of building expertise across Vancouver, Averra provides full-service support from lot feasibility and design coordination to permits and construction.
Our team is actively managing over four multiplex projects under the new R1-1 zoning, giving us firsthand insight into evolving city requirements, construction standards, and design best practices. This real-time experience allows us to guide clients efficiently through the approval process and deliver high-quality, high-performance homes that meet both aesthetic and regulatory expectations.
FAQ: Vancouver R1-1 Zoning & Multiplex Development
1. What is R1-1 zoning in Vancouver?
R1-1 (Residential Inclusive) is Vancouver’s new city-wide zoning category that replaces most RS zones. It allows single-family, duplex, and multiplex housing forms on standard residential lots, simplifying and streamlining development.
2. How many units can I build under R1-1?
You can build up to six units on lots with a minimum 49.5 ft frontage or up to eight units if all homes are designated as rental. Each unit can be stratified or retained under one title depending on your goals.
3. Do I need to rezone my property to build a multiplex?
No. Multiplexes are outright permitted under R1-1, meaning no rezoning is required. You’ll still need development and building permits, but the process is much faster and more predictable than before.
4. What is the floor space ratio (FSR) allowed?
The standard maximum FSR is 1.0, meaning the total floor area can equal the lot size. For example, a 6,000 sq ft lot can accommodate 6,000 sq ft of buildable floor space before Net Zero bonuses.
5. How does the Net Zero incentive work?
Projects that meet the City of Vancouver’s Zero Emission Building standards qualify for a 19% floor space bonus, bringing total FSR up to 1.19.
6. Where can I build an R1-1 multiplex?
R1-1 zoning applies across most Vancouver neighbourhoods previously zoned RS, including Kitsilano, Dunbar, Mount Pleasant, Grandview-Woodland, and Hastings-Sunrise.
7. What’s the typical timeline for an R1-1 project?
From design and permitting to construction, most multiplex projects take 12 to 18 months depending on scope, lot conditions, and city review times.
8. How do I know if my property qualifies?
Eligibility depends on your lot width, access, and existing structures. Averra offers a free R1-1 feasibility review, where we analyze your property, confirm allowable density, and provide a custom development outline.