Vancouver Duplex Rules in 2026: What You Can Build
Floor area, lot size, suites, height and the rules that surprise people, straight from the R1-1 schedule.
In Vancouver’s R1-1 zone a duplex is allowed outright on a site of at least 306 m² with 7.3 m of frontage. It can have a floor space ratio of 0.70, a height of 11.5 m and 3 storeys, and one secondary suite in each half, so up to four homes. A laneway house is not allowed with a duplex.
Where do the duplex rules come from?
Since October 17, 2023, almost every former single-family (RS) lot in Vancouver has been zoned R1-1, Residential Inclusive. The R1-1 district schedule sets the rules for every housing type on those lots: single houses, duplexes, multiplexes of up to six homes (or eight rental homes), and character house retention. The version we checked is dated June 2026.
A duplex is an “outright” use in R1-1. If the design meets the schedule, the City must issue the permit, with no rezoning or public hearing. A duplex with secondary suites is a “conditional” use, approved by the Director of Planning against the schedule’s intent.
What are the numbers?
These are the figures that decide what a duplex can be on your lot:
| Rule | Duplex |
|---|---|
| Floor space ratio (FSR) | 0.70 of the site area |
| Minimum site area | 306 m² (3,294 sq ft) |
| Minimum frontage | 7.3 m (24 ft) |
| Height | 11.5 m (38 ft) and 3 storeys. The third storey is a partial storey, no more than 50% of the floor below |
| Front yard / side yards / rear yard | 4.9 m / 1.2 m / 10.7 m |
| Site coverage | 50% for all buildings. Hard surfaces no more than 75% of the site |
| Suites | 1 secondary suite per duplex unit (conditional approval), or lock-off units |
| Lock-off unit size | Up to 29.7 m² (320 sq ft) |
| Laneway house | Not permitted with a duplex |
On a standard 33 by 122 ft lot (4,026 sq ft, or 374 m²), 0.70 FSR gives about 2,820 sq ft of floor area for both halves combined, before exclusions such as some decks, porches and parking. On a 50 by 122 ft lot it is about 4,270 sq ft.
Can a duplex have suites?
Yes. Each half of a duplex can have one secondary suite, which makes four homes on one lot. Instead of a full suite, a half can have a lock-off unit, a smaller self-contained space of up to 29.7 m² that can be closed off from the main home. The schedule allows one lock-off per duplex unit, and the two can be combined only as one suite in one half and one lock-off in the other.
Suites stay on the same title as their half. You can rent them out, but you cannot sell them separately. That is why owners who want four sellable homes compare the duplex against a four-unit multiplex, which can be strata titled unit by unit.
Why can’t I add a laneway house?
Because Vancouver’s zoning ties the laneway house to the single detached house. Section 11 of the Zoning By-law allows a laneway house only with a single detached house (with or without a suite), on a lot with vehicle access from the lane. A duplex with two suites gets you to four homes instead.
If the lot is a good laneway candidate, the realistic comparison is a house, a suite and a laneway house (three homes, one title) against a duplex with two suites (four homes, two strata titles plus two suites). The second usually carries more value when you plan to sell.
When does a duplex stop being the best option?
When the lot can take a multiplex. A multiplex in R1-1 gets 1.00 FSR instead of 0.70, which is about 43% more floor area on the same lot. From 10.0 m of frontage and 306 m² of site, that means three or four homes, each able to be strata titled. A standard 33 ft lot is 10.06 m wide, so it clears that threshold, provided the site is at least 30.4 m deep, has lane access and sits outside the flood plain.
A duplex still wins on simplicity. It has fewer homes to design and service, larger units, and a building that is simpler to finance and sell. We model both during feasibility so the decision is made on numbers, not assumptions.
Common Questions
Frequently Asked Questions
What is the FSR for a duplex in Vancouver?
0.70 in the R1-1 zone, under section 3.2.1.1 of the district schedule.
What is the minimum lot size for a duplex in Vancouver?
306 m² (3,294 sq ft) of site area and 7.3 m (24 ft) of frontage. The Director of Planning can reduce these where the homes are still livable.
How many homes can a Vancouver duplex have?
Four: two duplex units, each with one secondary suite. The suites can be rented but stay on the same title as their half.
Do I need to rezone to build a duplex?
No. A duplex is an outright use in R1-1, so a compliant design gets a permit without rezoning.
Next Step
Find out what your lot allows
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