Fourplexes & Multiplexes
Fourplex and Multiplex Builders in Greater Vancouver
Four to six homes on one lot, permitted outright on many Greater Vancouver properties.
- Up to 6
- strata homes
- Up to 8
- as secured rental
- 1.00
- FSR in Vancouver R1-1
- 25+ yrs
- Family building experience
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See the Difference
A multiplex is four or more self-contained homes on a single residential lot. In Vancouver’s R1-1 zone a multiplex can contain up to six strata units, or up to eight if every unit is secured rental. Provincially, lots between 280 m² and 4,050 m² permit four units, rising to six where the lot is within 400 m of frequent transit.
Before
After
- 01
Most homes per lot
Four to six homes, or up to eight secured rental, without rezoning.
- 02
Frontage sets the count
We check frontage and site area first: they decide whether you get four, five or six.
- 03
Faster approvals
Vancouver’s streamlined multiplex process has cut some approval times in half.
- 04
One contract
Design, permits and construction under one contract, with the price in writing before we break ground.
Strata or rental
Sell Them, or Hold Them
This decision shapes the design, the unit count and the financing, so it belongs at the start.
Strata Multiplex
Up to six homes, each on its own strata title, so they can be sold one by one at completion.
- Homes:
- Up to six on a 15.1 m (49.5 ft) Vancouver lot.
- Floor area:
- 1.00 FSR in Vancouver R1-1.
- Best for:
- Owners who want to realise value at completion.
Secured Rental Multiplex
Up to eight homes on the same floor area, secured as rental. One home may be owner-occupied.
- Homes:
- Up to eight on a 15.1 m (49.5 ft) Vancouver lot.
- Floor area:
- The same 1.00 FSR, split into more, smaller homes.
- Best for:
- Owners building for long-term rental income.
The details
Everything to Know Before You Build
Rules, costs and timelines, checked against each city’s own bylaws and fee schedules.
01
How many units can a multiplex have?
Two sets of rules apply, and you get the benefit of whichever your municipality has adopted. The provincial floor allows four dwelling units on lots between 280 m² and 4,050 m² (one acre), and up to six units on those same lots where they sit within 400 m of a bus stop running every 15 minutes or better. Inside that transit radius, minimum parking requirements are removed.
In the City of Vancouver, the R1-1 district schedule permits a multiplex of up to six dwelling units, or up to eight where every unit is secured rental (one of those can be lived in by the owner). That is a materially different project from a fourplex and it changes the economics.
02
Does my lot have enough frontage and site area?
In Vancouver R1-1, frontage and site area together set the unit count, and a lot has to meet both. Frontage is usually the one that bites. A standard 33 ft lot is 10.06 m wide, which clears the 10.0 m threshold for three or four units but falls short of the 13.4 m needed for five.
| Units | Minimum frontage | Minimum site area |
|---|---|---|
| 3 or 4 | 10.0 m (33 ft) | 306 m² (3,294 sq ft) |
| 5 | 13.4 m (44 ft) | 464 m² (4,994 sq ft) |
| 6 strata, or 7–8 secured rental | 15.1 m (49.5 ft) | 557 m² (5,996 sq ft) |
Getting to six usually means a 50 ft lot. A 50 by 122 ft lot is 15.24 m wide and 566.7 m², which clears both thresholds. On a narrower lot it means assembling two properties. The site also needs to be at least 30.4 m (100 ft) deep, have vehicle access from the rear, and sit outside the flood plain. This mismatch between what owners expect and what the lot allows is the most common one we see, and it’s why we run feasibility before anyone pays for design.
03
How much floor area do I get?
In Vancouver R1-1 a multiplex can be built to a floor space ratio (FSR) of 1.00. On a 33 by 122 ft lot that is about 4,026 sq ft of floor area, and on a 50 by 122 ft lot about 6,100 sq ft, before exclusions and before height and setbacks are applied. Balconies, decks and some parking and mechanical space can be excluded from that total within set limits.
The FSR is the same whether you build strata or secured rental. Tenure changes how many homes you can build, not how much building you get. The schedule also sets family-sized unit minimums: a six-unit strata building needs at least three homes with two or more bedrooms, and an eight-unit rental building needs at least three.
04
Does the west-side social housing rule apply to my lot?
Only on larger sites. If a multiplex includes any strata or other non-rental homes, and the site is west of Ontario Street or Carrall Street, is at least 623 m² (6,706 sq ft) and has at least 17.1 m (56 ft) of frontage, then at least 5% of the residential floor area must be social housing, or a cash-in-lieu payment made instead.
The rule does not apply when every unit is secured rental. A standard 50 by 122 ft lot is too small to trigger it (566.7 m² and 15.24 m), so it mostly affects wider lots and two-lot assemblies. We flag it at feasibility because it changes the numbers.
05
Strata sale, secured rental, or a mix?
This decision shapes the design, the unit count and the financing, so it belongs at the start of the project rather than the end. Strata titling lets you sell units individually and is the usual route for owners who want to realise value at completion, with up to six homes. Secured rental allows up to eight homes on the same floor area, with one allowed to be owner-occupied, and suits owners building for long-term income.
More, smaller rental homes and fewer, larger strata homes lead to very different buildings. We work through the trade-off during feasibility and design to the route you choose, rather than retrofitting the decision later.
06
What does building a multiplex actually involve?
More coordination than a duplex, but the same six steps. Feasibility, in-house architectural design, city permits with us acting as your representative, interior design running in parallel, the price and schedule set out in writing, then construction with daily photo and video updates through your client portal.
Approvals have sped up too. In June 2026 the City reported that a streamlined development and building permit process for certain multiplexes has cut processing times by 50%, and that about 70% of possible development permit conditions have been removed, simplified or moved to risk-based review.
The difference at four to six units is in the detail: party wall assemblies, fire separations, acoustic performance between units, separate servicing and metering, refuse and bicycle storage, and how each unit gets private outdoor space. These are the things that determine whether a multiplex feels like a well-built building or a compromise.
07
What drives multiplex cost?
Per-unit costs generally fall as unit count rises, because demolition, excavation, servicing and permit costs spread across more homes. That trend reverses if the building crosses a threshold that changes its structure, fire separation, or parking requirements.
We quote after feasibility and design, when the number can be honest, and set out in writing what the price includes.
Key points
- Frontage and unit count, which set the building form
- Strata or secured rental, which sets how many homes you build
- Site conditions: slope, soil, servicing capacity, tree retention
- Party wall, fire separation and acoustic assemblies
- Parking, which is removed as a requirement inside the transit radius
- Strata versus rental, and the finish level each implies
08
What warranty applies?
New homes built by a BC Housing Licensed Residential Builder must carry third-party home warranty insurance, known as 2-5-10 coverage: materials and labour for 12 months on most defects (24 months for major systems such as electrical, plumbing and heating), 5 years on the building envelope, including water penetration, and 10 years on structure.
We confirm the warranty provider and policy for your home in writing before construction starts.
Project showcase
From Vision to Reality.
The journey
How We Work
A clear, step-by-step process from the first lot check to the day you get the keys.
01
Lot check & feasibility
Zoning, frontage, site area, trees and servicing, checked before any design money is spent.
01 / 0602
Architectural design
In-house design to your zone’s rules, with suites, layout and energy needs planned from the first sketch.
02 / 0603
Permits
Sewer and water connection permit first, then the development and building permit, with us as your representative.
03 / 0604
Interior design
Finishes chosen while the permit is in review, so the two run side by side.
04 / 0605
Price & schedule in writing
A quote that sets out what is included, and a schedule with a target move-in date.
05 / 0606
Construction & keys
Daily photo and video updates in your client portal, inspections at each stage, then the keys.
06 / 06The T-City promise
One Team, No Surprises.
Most delays and surprise costs start in the handoffs between a designer, a permit consultant and a builder. We keep all three with one team, and put the price in writing first.
Price in writing. The price and schedule are set out in writing before we break ground.
One contract. Design, permits and construction with one team, so nothing falls between consultants.
Rules checked at the source. Every zoning figure is checked against the city’s own bylaw before design starts.
Daily updates. Photos and video from site in your private client portal.
Questions about warranty or after-care?
Ask Our Team“The team was professional, helpful, and easy to work with throughout the process. They paid attention to the details, communicated well, and made sure everything was done properly.”
Common questions
Questions, Answered.
What is the difference between a fourplex and a multiplex?
A fourplex is four units. Multiplex is the broader term for four or more, and in Vancouver R1-1 it covers buildings of up to six strata units or eight secured rental units.
Do I need to rezone to build a multiplex?
Generally no. Provincial small-scale multi-unit housing legislation requires municipalities to permit these forms in areas previously restricted to single detached housing, without a rezoning application.
Can I get six units on a 33 ft lot?
Not in Vancouver R1-1. Six units need 15.1 m (49.5 ft) of frontage and 557 m² of site area. A 33 ft lot supports three or four units. A 50 ft lot or two assembled lots is the usual route to six.
What FSR does a multiplex get in Vancouver?
Up to 1.00 in the R1-1 zone, whether the homes are strata or secured rental. Secured rental changes the unit count (up to 8 instead of 6), not the floor area.
What is the 5% social housing rule?
In Vancouver R1-1, a multiplex that is not all secured rental, on a site west of Ontario or Carrall Street of at least 623 m² with at least 17.1 m of frontage, must deliver 5% of its residential floor area as social housing or pay cash in lieu.
Do multiplexes need parking?
Minimum parking requirements are eliminated for lots within 400 m of a bus stop with service every 15 minutes or better. Outside that radius, municipal requirements apply.
How long does a multiplex take?
Permitting typically takes longer than construction. We set the construction schedule and a target move-in date before we break ground, and in-house design and permit management keep it realistic.
Ready to Start Your Project?
Send us the address. We reply within one business day, with no obligation. Or call 778-239-2078.