Bill 44: Everything You Need to Know About Gentle Density Developments in BC
BC’s housing landscape shifted significantly with the introduction of Bill 44 in 2023. The provincial legislation requires municipalities to permit gentle density on most single-family lots. This change is reshaping neighbourhoods and opening new opportunities for small-scale multi-unit development.
Whether you are a homeowner, a developer exploring new infill options, or an organization interested in small residential projects, understanding Bill 44 is essential. NDY Development helps clients navigate the full process with reliable guidance, clear planning, and practical solutions for projects of all sizes.
What Is Bill 44 and Why Was It Introduced?
Bill 44 was created to increase housing supply across BC by allowing more homes on existing residential lots. The goal is to support diverse, attainable housing choices while reducing municipal barriers.
The legislation overrides local zoning in many cases and requires municipalities to update bylaws to align with provincial standards for gentle density.
What You Can Now Build Under Bill 44
Under Bill 44, most single-family lots in urban areas must allow:
1. Up to 4 Units on a Standard Single-Family Lot
This applies to serviced lots in municipalities with over 5,000 people.
This can look like:
Four-unit multiplex
Duplex plus secondary suites
Three units plus one laneway or garden suite
2. Up to 6 Units Near Transit
Single-Family lots located in areas with frequent transit service qualify for increased density.
Permitted forms include:
Six-unit multiplex
Four units plus two secondary suites
Other combinations that meet height and site requirements
3. Local Variations May Still Apply
Municipalities must follow provincial minimums, but they can refine guidelines that relate to:
Height and massing
Setbacks
Parking
Tree protection
Infrastructure capacities
This means every project still requires careful review of local regulations.
Key Considerations When Planning a Gentle Density Project
Small-scale multi-unit projects may look simple, but they require careful planning across multiple areas.
Below are the most important factors NDY evaluate early in the development timeline.
Site Conditions
Lot size and shape
Topography
Access and servicing
Environmental or geotechnical constraints
Mature tree impacts
Design and Form
Building massing in relation to neighbours
Building code requirements
Solar access and daylighting
Privacy and livability
Servicing and Utilities
Stormwater management
Water and sewer capacity
Electrical supply
Fire access and life safety considerations
Financial Feasibility
Even small projects require strong financial planning:
Pro forma development
Construction cost forecasting
Funding opportunities
Risk assessment and scenario planning
Municipal Approvals
While Bill 44 simplifies zoning, it does not eliminate processes entirely.
You’ll still need:
Development applications
Building permits
Design coordination
Consultant management
Who Is Building Under Bill 44?
Gentle density is opening the door for a wide range of clients, including:
Homeowners turning their property into long-term revenue
Small-scale developers looking for infill opportunities
Builders exploring efficient, repeatable multiplex models
Non-profit and community groups planning small housing projects
Landowners leveraging underutilized sites
NDY supports every scale, from a single multiplex to coordinated multi-lot strategies.
Your Gentle Density Project Starts Here
Bill 44 has created new opportunities, but it also brings important decisions. NDY Development provides experienced, BC-based guidance that helps clients avoid missteps, control costs, and move forward with clarity. Whether you need help with one phase or full lifecycle management, NDY provides clear, practical support tailored to your goals.
Explore our services on the NDY Development page or contact us to discuss your project.