Your property just got rezoned to R1-1. What does that actually mean? A plain-language guide to what you can build, what it's worth, and what to do next.
If you own a home in Vancouver, there’s a good chance your property was rezoned to R1-1 and you’re not entirely sure what that means. You’re not alone. I get calls about this weekly.
Here’s the short version: R1-1 replaced most of Vancouver’s old single-family (RS-1) zoning. Your lot can now legally hold a multiplex with up to 6 market units or 8 rental units, plus other options like duplexes with suites and laneway houses. Whether you should actually do anything about it depends on your lot, your goals, and your timeline.
This article breaks down what R1-1 actually is in plain language. If you want the full technical reference with every bylaw number and setback measurement, that’s on our R1-1 multiplex zoning guide. This is the “what does it mean for me?” version.
What Is R1-1 Zoning?
R1-1 stands for “Residential Inclusive,” and it’s the City of Vancouver’s new default residential zone. It replaced the old RS-1 through RS-7 zones that covered most single-family neighbourhoods across the city.
The “inclusive” part means the zone now permits a wider range of housing types on the same lots that used to allow only one house (maybe with a suite and a laneway). Under R1-1, a standard Vancouver lot can accommodate:
- Single detached house with a secondary suite and laneway house (same as before)
- Duplex with secondary suites and lock-off units
- Multiplex with 3 to 6 market ownership units
- Multiplex with up to 8 units if all are secured rental
- Infill or multiple conversion dwelling if you’re retaining a character house
That’s a big change from “one house per lot.” And it applies to tens of thousands of properties across Vancouver.
How We Got Here: Bill 44 and the Push for Missing Middle Housing
R1-1 didn’t come out of nowhere. It’s the City of Vancouver’s implementation of BC’s Bill 44, which the provincial government passed in late 2023.
Bill 44 (officially the Housing Statutes Amendment Act) required every municipality in BC to update their zoning to allow small-scale multi-unit housing (SSMUH) on lots that were previously restricted to single-family homes. The province set minimum requirements, then left it to each city to write the specific rules.
Vancouver moved faster than most municipalities. The City adopted its R1-1 District Schedule in phases through 2024, with the current version dated March 2025. Other cities like Burnaby have been more restrictive in their implementation. We wrote about Burnaby’s approach and its limitations if you’re curious about how different municipalities are handling this.
The goal behind all of it is straightforward: Vancouver has a housing supply problem. Building more units on existing residential lots is one way to address it without building towers in neighbourhoods that aren’t zoned for them.
What Can You Build on an R1-1 Lot?
This is the question I hear most. The answer depends on your lot size and what you’re trying to accomplish.
If you just want to keep things simple: You can still build a single-family home with a secondary suite and a laneway house. R1-1 didn’t take anything away from what was previously allowed.
If you want to build a duplex: Duplexes are outright approval (no conditional process needed). You can add a secondary suite to one unit and a lock-off to the other. That gives you four separate living spaces on one lot.
If you want to go bigger with a multiplex:
- 3-4 units: Minimum lot size of 306 m2 with at least 10.0 m frontage. Most standard Vancouver lots qualify.
- 5 units: Minimum 464 m2 and 13.4 m frontage. You’ll need a wider-than-average lot.
- 6 units (market): Minimum 557 m2 and 15.1 m frontage.
- 7-8 units (rental only): Same lot minimums as 6 units, but every unit must be secured as rental. No strata titles.
Your lot also needs rear lane access and can’t be in a flood plain. The site needs to have been a single lot on record before October 17, 2023, or created by subdivision after that date.
For the full technical breakdown of lot requirements, building heights, setbacks, and bedroom mix rules, see our complete R1-1 multiplex zoning guide.
The Numbers Homeowners Need to Know
I’m going to simplify the district schedule down to the numbers that actually matter when you’re deciding whether to pursue development.
Floor Space Ratio (FSR):
- Base FSR: 0.70 for a standard market multiplex (3-6 units)
- Bonus FSR: Up to 1.00 if all units are secured rental (one can be owner-occupied)
- Bonus FSR: Up to 1.00 if you include at least one below-market homeownership unit through a BC Housing partnership
What does 0.70 FSR mean in practice? On a typical 4,000 sq ft (372 m2) Vancouver lot, you can build about 2,800 sq ft of total living space. At 1.00 FSR, that goes up to 4,000 sq ft. The difference is significant when you’re running development pro formas.
Building heights:
- Front buildings: Up to 11.5 m (roughly 3 storeys)
- Rear buildings: Up to 8.5 m (2 storeys)
Character house bonus: If you retain a character house, you can get higher FSR for infill development (up to 0.85). The city actively encourages keeping older homes rather than demolishing them.
Bedroom mix: You can’t build all studios. The district schedule requires a minimum number of 2+ bedroom units depending on configuration. For 3-4 units, at least 1-2 must have 2+ bedrooms. For 5-6 units, 2-3 must have 2+ bedrooms.
How to Check If Your Property Is R1-1
Step one: Go to the City of Vancouver’s VanMap, type in your address, and look at the zoning layer. If it says R1-1, you’re in this zone.
Step two: Look at your lot dimensions. You’ll need to know your lot size (in square metres), frontage (width facing the street), depth, and whether you have rear lane access. BC Assessment has most of this information, or you can find it on your title documents.
Step three: Check for complications. Is your property in a heritage conservation area? Is there a significant tree on site? Are there easements or restrictive covenants? These don’t prevent development, but they affect what’s feasible and how long the process takes.
If you want to skip the homework, you can also plug your address into the VanPlex tool directly from our site. It’ll tell you what a builder could potentially build on your lot.
What This Means for Your Property Value
This is where homeowners’ ears perk up, and honestly, it’s where things get complicated.
R1-1 zoning increased the potential value of most single-family lots in Vancouver because the development rights are worth more than they were under RS-1. A lot that can hold 6 units is worth more to a builder than a lot that can hold one house.
But potential value and actual value aren’t the same thing. Here’s what I’ve seen play out over the past two years:
Lots that gained the most value tend to be on wider streets with lane access, close to transit, in neighbourhoods where construction is already happening. A 50-foot-wide lot in Kitsilano or Cambie with lane access saw immediate interest from builders.
Lots that gained less value are narrower lots (under 33 feet), lots without lane access, lots in areas where land prices are already high relative to what you can build, or lots with significant trees or heritage elements that limit development.
The honest truth is that most homeowners won’t see the R1-1 premium reflected in their assessed value overnight. BC Assessment is still catching up. But when you go to sell, especially to a builder, the conversation is very different than it was three years ago.
I’ve written a more detailed breakdown of how multiplex zoning affects property values in our multiplex rezoning impact article. And if you’re considering actually building a multiplex yourself rather than selling to a developer, our homeowner’s guide to building a multiplex walks through the entire process.
What If You Don’t Want to Develop?
Nothing changes for you. R1-1 doesn’t force anyone to build anything. You can continue living in your single-family home exactly as you have been. The zone simply gives you more options than you had before.
Some homeowners worry that R1-1 means their neighbourhood will transform overnight. In my experience, that hasn’t happened. Multiplex construction is expensive and time-consuming. The city is issuing permits gradually, and the actual pace of change is measured in years, not months. We’re about two years into Bill 44 implementation, and the number of completed multiplexes in Vancouver is still modest.
Next Steps If You’re Interested
If you’re a homeowner sitting on an R1-1 lot and wondering whether to explore your options, here’s what I’d suggest:
- Know your lot dimensions. Frontage and depth determine what configurations are possible.
- Understand your timeline. Are you looking to sell in the next year? Develop over the next three years? Hold for another decade?
- Talk to someone who works with builders. This is what we do. We connect sellers with active multiplex builders in Vancouver, and we help homeowners evaluate whether selling to a developer, partnering with one, or building themselves makes the most financial sense.
The R1-1 zoning change is the biggest shift in Vancouver residential real estate in decades. Whether it affects you tomorrow or five years from now, it’s worth understanding what your lot can do.
Frequently Asked Questions
What does R1-1 zoning mean in Vancouver?
R1-1 (“Residential Inclusive”) is Vancouver’s new residential zone that replaced former single-family RS-1 through RS-7 zones. It allows multiplexes (3-8 units), duplexes with suites, laneway houses, and single-family homes on the same lots. It was created under BC’s Bill 44 legislation to increase housing supply.
How many units can I build on my R1-1 lot?
It depends on your lot size: 3-4 units on lots 306+ m2 with 10+ m frontage, 5 units on lots 464+ m2 with 13.4+ m frontage, or 6-8 units on lots 557+ m2 with 15.1+ m frontage. Units 7-8 must all be secured rental. All configurations require rear lane access.
Does R1-1 zoning increase my property value?
Generally yes, because development rights are worth more than they were under single-family zoning. The actual increase depends on lot size, frontage, location, lane access, and neighbourhood demand. Wider lots near transit with builder activity have seen the biggest increases. Check our R1-1 multiplex guide for specific FSR and lot requirement details.
What is the FSR for R1-1 zoning in Vancouver?
Base FSR is 0.70 for a standard market multiplex (3-6 units). This increases to 1.00 if all units are secured rental (one owner-occupied unit allowed) or if the project includes a below-market homeownership unit through a BC Housing partnership. Single-family with suite gets 0.60 FSR. Character house retention gets up to 0.85 FSR with infill.
When did R1-1 zoning start in Vancouver?
R1-1 zoning was adopted in phases through 2024 as Vancouver’s implementation of BC’s Bill 44 (passed late 2023). The current R1-1 District Schedule is dated March 2025. The zoning applies to most former single-family lots across the city.
Can I still build a single-family home under R1-1?
Yes. R1-1 didn’t remove any previously allowed uses. You can still build a single-family home with a secondary suite and a laneway house. The zone adds new options (multiplex, duplex with suites) but doesn’t take anything away.
Talk to Rain City Properties
If you’re sitting on an R1-1 lot and want to know what it’s actually worth to a builder, that’s a conversation I have every week. I work with over 75 active multiplex builders in Vancouver, and I can tell you within one phone call whether your lot has the dimensions, access, and location that builders are looking for right now.
Contact Greyden Douglas directly at (604) 218-2289 or book a call to discuss your property’s R1-1 potential.