Fourplex and Multiplex Builders in Greater Vancouver
Four to six homes on one lot, permitted outright on many Greater Vancouver properties.
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.
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 all units are secured rental. That is a materially different project from a fourplex and it changes the economics.
Does my lot have enough frontage?
Frontage is usually the binding constraint, not lot area. In Vancouver R1-1 the minimum frontage steps up with unit count: 10 m (33 ft) for three to four units, 13.4 m (44 ft) for four to five units, and 15.1 m (49.5 ft) for six strata units or eight rental units.
A standard 33 ft Vancouver lot therefore tops out around four units regardless of how deep it is. Getting to six normally means a 50 ft lot or an assembly of two adjacent properties. This is the single most common reason an owner’s expectations and their lot do not match, and it is why we run feasibility before anyone pays for design.
- 10 m (33 ft) frontage: 3 to 4 units
- 13.4 m (44 ft) frontage: 4 to 5 units
- 15.1 m (49.5 ft) frontage: 6 strata units, or 8 rental units
How much floor area do I get? Understanding FSR
Floor space ratio determines how much building you get for your land. In Vancouver R1-1 the base FSR for a standard market multiplex of three to six units is 0.70. That rises to 1.00 where all units are secured rental — one owner-occupied unit is permitted — or where the project includes a below-market homeownership unit delivered through a BC Housing partnership.
The jump from 0.70 to 1.00 is roughly 43 percent more floor area on the same lot, which is why the rental and below-market routes are worth modelling properly rather than dismissing. Whether they suit you depends on whether you intend to sell, hold, or a mix of both.
Strata sale, secured rental, or a mix?
This decision shapes the design, the FSR you are allowed, 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. Secured rental unlocks the higher FSR and keeps the asset intact, and it suits owners building for long-term income.
We work through the trade-off during feasibility, and we design to whichever route you choose rather than retrofitting the decision later.
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, confirmed timelines and price, then construction with daily photo and video updates through your client portal.
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.
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. The commitment we make is that it does not move afterwards.
- Frontage and unit count, which set the building form
- Whether you are pursuing 0.70 or 1.00 FSR
- 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
What warranty applies?
Two years on labour and materials, five years on the building envelope against water penetration, and ten years of structural coverage on the foundation and framing.
Common Questions
Frequently Asked Questions
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 strata units require 15.1 m (49.5 ft) of frontage. A 33 ft lot generally supports three to four units. Assembling two adjacent lots is the usual route to six.
How does secured rental increase what I can build?
In Vancouver R1-1 the base FSR of 0.70 rises to 1.00 when all units are secured rental, with one owner-occupied unit permitted. That is roughly 43 percent more floor area on the same land.
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 confirm the move-in date before construction begins and hold it, which is possible because design and permit management are in-house.
Next Step
Find out what your lot allows
Every project starts with a feasibility study. No obligation, no pressure, and a reply within one business day.