Laneway Homes
Laneway Home Builders in Greater Vancouver
A second home at the back of your lot, without giving up the house at the front.
- ~1,000 sq ft
- on a 33 × 122 ft lot
- ~1,525 sq ft
- on a 50 × 122 ft lot
- 15.6 wks
- median City permit time
- 25+ yrs
- Family building experience
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See the Difference
A laneway home is a small detached house built at the rear of a lot, facing the lane. In Vancouver a laneway house can be up to 0.25 times the site area or 186 m² (2,000 sq ft), whichever is less. On a standard 33 by 122 ft lot that is about 1,000 sq ft, and about 1,525 sq ft on a 50 ft lot.
Before
After
- 01
Keep your house
The main house stays as it is, and you can live in it throughout the build.
- 02
Rental or family home
Rent it out, house family close by, or downsize into it yourself.
- 03
Built off the lane
Its own entrance and outdoor space, separate from the main house.
- 04
One contract
Design, permits and construction under one contract, with the price in writing before we break ground.
Two uses
One Lot, Two Homes
A laneway home stays on the same title as the house, so it is an income and family asset rather than a home to sell.
Rental Laneway Home
A detached home off the lane with its own entry and outdoor space, rented while you keep the house.
- Size:
- About 1,000 sq ft on a 33 × 122 ft Vancouver lot.
- Height:
- Up to 8.5 m (28 ft) and two storeys.
- Title:
- Stays with the house; it can’t be sold separately.
Family Laneway Home
Room for parents, adult children or a caregiver, close by but independent. Or downsize into it yourself.
- Size:
- About 1,525 sq ft on a 50 × 122 ft Vancouver lot.
- During the build:
- You can normally keep living in the main house.
- Goes with:
- A single detached house with lane access, not a duplex.
The details
Everything to Know Before You Build
Rules, costs and timelines, checked against each city’s own bylaws and fee schedules.
01
How big can a laneway house be?
In Vancouver, a laneway house can have a floor area of up to 0.25 times the site area, or 186 m² (2,000 sq ft), whichever is less. That floor area does not count against the main house, which keeps its own 0.60 FSR.
On a standard 33 by 122 ft lot (4,026 sq ft) that works out to about 1,000 sq ft. A 50 by 122 ft lot allows about 1,525 sq ft. You only reach the 186 m² cap on a site of about 8,000 sq ft or more. Parking spaces open on two sides, and balconies and decks up to 8% of the allowed floor area, don’t count toward the total.
| Rule | Laneway house |
|---|---|
| Floor area | The lesser of 0.25 × site area, or 186 m² (2,000 sq ft) |
| 33 × 122 ft lot | About 1,000 sq ft (93 m²) |
| 50 × 122 ft lot | About 1,525 sq ft (142 m²) |
| Height | 8.5 m (28 ft) and 2 storeys. No roof deck on top |
| Minimum site width | 9.8 m (32 ft). The City may accept down to 7.3 m |
| Placement | At least 4.9 m (16 ft) from the house, 0.9 m from the rear property line and 1.2 m from each side |
| Goes with | A single detached house, with or without a suite, on a lot with vehicle access from the rear. Not a duplex |
Site coverage for all buildings on a lot with a laneway house is capped at 50%, so on smaller lots the footprint of the main house and the laneway house have to be planned together.
02
Can I sell a laneway house separately?
No. Under current R1-1 zoning a laneway house cannot be sold separately from the principal residence. It stays part of the same title, which means it is an income and family asset rather than something you can strata and sell on its own.
That single rule is the main reason owners weigh a laneway house against a multiplex. If your goal is to create sellable units, small-scale multi-unit housing is the route. If your goal is rental income, housing for family, or added property value while keeping the main house, a laneway home does it with far less disruption.
03
Who builds a laneway house, and why?
Three groups, mostly. Owners who want rental income without selling or subdividing anything. Families housing an adult child, a parent, or a caregiver close by but independent. And owners who intend to downsize into the laneway home themselves and rent out the main house, which is often the strongest financial outcome of the three.
Because the main house stays occupied and intact throughout, a laneway build is one of the least disruptive ways to add a home to a lot you already own.
04
What does a laneway home cost to build?
We quote after feasibility and design, because the honest number depends on your lot. Laneway houses carry a higher cost per square foot than larger builds — the up-front costs of foundation, servicing, roof and permits spread across a small floor area — so the per-foot figure looks high while the total stays manageable.
The variables that move a laneway budget most are access, servicing and site conditions. Lane access determines how efficiently the site can be worked. Servicing means running water, sewer and electrical to the rear of the lot, sometimes under a driveway or around mature trees. And tree retention bylaws can materially change what is possible.
Key points
- Lane access and how easily the site can be worked
- Running water, sewer and electrical to the rear of the lot
- Tree retention and root protection zones
- Whether parking is retained, relocated or removed
- Foundation type and any slope across the lot
- Finish level, which you control during interior design
05
How long does a laneway house take?
Permitting is generally the longest phase, but it has shortened a lot. The City reports laneway permits falling from about 200 days in 2022 to 100 days in 2025, and its own data showed a median of 15.6 weeks for standalone laneway houses issued in August 2026. Construction on a building this size is comparatively quick once approvals are in hand and the site is serviced. We set the construction schedule and a target move-in date before we start, and because design and permit management are handled in-house we are not waiting on outside consultants to keep it on track.
Through construction you get daily photo and video updates through a private client portal, which matters more than usual on a laneway project because you are very likely still living on site.
06
What about parking and the existing house?
Laneway houses commonly occupy the space where a garage sits, so parking has to be resolved as part of the design. Depending on your lot and municipality that might mean a surface stall retained beside the new building, relocated parking, or no replacement at all where requirements allow.
The existing house usually stays exactly as it is. Where owners want to modernise it at the same time, we handle that as a renovation running alongside the laneway build, which is more efficient than doing the two projects years apart.
07
What warranty comes with a laneway home?
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.
How big is a laneway house on a standard Vancouver lot?
On a standard 33 by 122 ft lot, the limit of 0.25 times the site area allows about 1,000 sq ft. A 50 by 122 ft lot allows about 1,525 sq ft. The absolute maximum is 186 m² (2,000 sq ft), reached only on sites of about 8,000 sq ft or more.
Can I build a laneway house with a duplex?
Not in Vancouver. A laneway house is only permitted with a single detached house, with or without a secondary suite. A duplex can instead add a secondary suite in each half.
Can I sell my laneway house?
Not separately. Under current R1-1 zoning a laneway house cannot be sold apart from the principal residence. If sellable units are the goal, a duplex or multiplex is the route to look at.
Can I rent out a laneway house?
Yes. Rental income is the most common reason owners build one, and it can be rented independently of the main house.
Do I lose my garage?
Often, since the laneway house usually occupies that footprint. Whether parking must be replaced depends on your lot and municipality, and it is resolved during design.
Can I stay in my house during the build?
Yes, in almost all cases. The main house stays occupied and intact, which is one of the main advantages of a laneway project over a full redevelopment.
Is a laneway house or a secondary suite better?
A suite is cheaper because it uses space inside the existing house. A laneway home is a separate detached building with its own entrance and outdoor space, and typically commands higher rent. Many lots can have both.
Ready to Start Your Project?
Send us the address. We reply within one business day, with no obligation. Or call 778-239-2078.