BC Realtor Rezoning & Development Guide: OCP, Zoning, Bill 44 & Development Permits (2026)

The BC Land Use Planning Hierarchy

Understanding land use in BC requires knowing the hierarchy of planning instruments — from provincial policy at the top to individual parcel regulations at the bottom. Each level constrains what's possible at the level below it.

1. Provincial Legislation

Local Government Act, Community Charter, Bill 44 (Small-Scale Multi-Unit Housing), Agricultural Land Commission Act, Environmental Management Act, Transportation Act. Sets the rules municipalities must follow.

Example: Bill 44 mandates 3–6 units on single-family lots regardless of municipal preference.

2. Regional District Plans

Regional Growth Strategies (RGS) guide growth across multiple municipalities. Metro Vancouver, Capital Regional District, and GVRD set regional density targets and green belt designations.

Example: Metro Vancouver's Housing Needs Report drives transit corridor density targets.

3. Official Community Plan (OCP)

Each municipality's long-term vision document (reviewed every 5 years). Sets land use designations, density targets, transportation priorities, environmental policies, and development permit area boundaries.

Example: A property designated 'Low-Rise Residential' in the OCP can be rezoned for 4–6 storeys without an OCP amendment.

4. Area Plans / Neighbourhood Plans

More detailed plans for specific neighbourhoods or corridors, adopted as schedules to the OCP. Specify lot coverage, building forms, and design guidelines at a finer scale.

Example: Broadway Corridor Plan (Vancouver), Burquitlam-Lougheed Neighbourhood Plan (Coquitlam).

5. Zoning Bylaw

The legal instrument that specifies what is actually permitted on each parcel — permitted uses, density (FSR/FAR), height, setbacks, lot coverage, parking requirements. Must be consistent with the OCP.

Example: RS-1 (single-family), RM-3 (multi-family), C-1 (neighbourhood commercial), CD (comprehensive development).

6. Development Permit / Development Variance Permit

Project-specific approval for development in DPA areas — addresses form, character, landscaping, environmental protection. Can vary certain zoning regulations within limits.

Example: Required for all multi-family residential in most BC municipalities.

Bill 44: The Small-Scale Multi-Unit Housing Act

Bill 44, enacted November 2023 and effective June 30, 2024, is the most significant change to BC residential zoning in decades. It requires all municipalities over 5,000 population to allow small-scale multi-unit housing (SSMUH) on land designated single-family or duplex in the OCP.

Location Type	Minimum Units Permitted	Notes
Urban area (pop. ≥ 5,000)	3 units on any single-family/duplex lot	No rezoning required — permitted as-of-right
Larger lot (≥ 280 m² / ~3,014 sq ft) in urban area	4 units	Size threshold allows a full 4-plex
Within 400 m of a bus stop with frequent service (≥ 20 min peak)	Up to 6 units	Transit proximity triggers higher minimum
Within 800 m of a SkyTrain, West Coast Express, or HandyDART station	Up to 6 units	Transit corridor overlay — strongest density protection
Rural municipalities (pop. < 5,000)	Province encouraged but not mandated	Significant variation by municipality

What Bill 44 Changed

✓ Thousands of RS-1 lots now permit 3–6 units by right
✓ Municipalities cannot refuse these uses through zoning
✓ Simplifies development path for small builders
✓ Increases land value for development-viable lots
✓ Secondary suites + laneways count toward the unit total

What Bill 44 Did NOT Change

→ Height limits, setbacks, and lot coverage still apply
→ Tree removal permits still required
→ ALR-protected land is excluded
→ Environmental DPA areas still require permits
→ Servicing requirements (sewer capacity) still apply
→ Heritage properties may have additional restrictions

Bill 44 Practical Example: 50×120 Lot in Burnaby

Pre-Bill 44: RS-1 zone — 1 single-family home permitted. A duplex required a rezoning.

Post-Bill 44: Same lot, same zone — now permits a 4-plex as-of-right (lot is 557 m²). If the lot is within 400 m of a frequent transit stop, potentially 6 units as-of-right.

Land value impact: A developer who could build 4 units without a rezoning process will pay significantly more per square foot of land than when the same lot was limited to 1 house. This price uplift flows directly to sellers — and to listing agents who know how to position it.

The Rezoning Process: Step by Step

When a property's development potential exceeds what Bill 44 permits as-of-right, a formal rezoning application is required. Here is the typical BC rezoning process:

Pre-Application Consultation

Weeks 1–4

Developer meets with municipal planning staff to discuss proposal, get feedback on OCP alignment, understand required studies (traffic, shadow, geotechnical, servicing), and learn about the rezoning fee schedule.

Application Submission

Month 2–3

Formal application submitted with: site plan, architectural drawings, legal description, required study reports, owner authorization, and application fee (typically $5,000–$50,000 depending on project size and municipality).

Complete Application Review

Month 3–4

Municipality reviews for completeness. May request additional information. Once deemed complete, the application is circulated to all relevant departments (engineering, parks, fire, school board, utilities).

Staff Review and Report

Month 4–8

Planning staff analyze the application against the OCP, area plans, and zoning bylaw objectives. They write a staff report with a recommendation (support, support with conditions, or do not support).

Public Notification

Month 5–8 (concurrent)

Municipality notifies surrounding property owners (typically within 100–200 m) by mail. A sign is posted on the property. Notice published in newspaper or municipal website.

Public Hearing

Month 6–10

Council holds a public hearing where residents can speak for or against the application. Required by law for rezonings — cannot be waived (exception: Bill 44 SSMUH rezonings which are as-of-right).

Council Decision

Month 7–12

Council votes on first, second, and third reading of the rezoning bylaw. Must pass three readings. Conditions of rezoning (DCCs, servicing agreements, community amenity contributions) negotiated at this stage.

Adoption

Month 8–14

Final bylaw adoption requires conditions to be met: legal agreement registration, security posted, sometimes a Development Agreement or Housing Agreement registered on title. Land title updated to reflect new zone.

Rezoning Type	OCP Amendment Needed?	Typical Timeline	Success Rate
OCP-consistent (e.g., RS-1 → RM-2 where OCP shows medium density)	No	6–12 months	High — follows established policy
OCP-inconsistent (requires amending land use designation)	Yes — adds 6–12 months	12–24 months	Moderate — council political risk
Transit-adjacent density increase (SkyTrain corridor)	Usually no (if within transit overlay)	6–12 months	High — provincial policy support
Agricultural Land Reserve (ALR) exclusion	Yes + ALC approval required	18–36+ months	Low — ALC rarely approves exclusions
Industrial to residential (conversion)	Yes + complex	24–48 months	Varies by municipality and site constraints

Development Contributions: DCCs, CACs & DCLs

When development is approved, municipalities collect fees to fund the infrastructure required to service new density. There are three main types that BC realtors need to understand:

Development Cost Charges (DCCs)

Provincial mechanism — municipalities levy DCCs to fund: roads, water, sewer, drainage, and parks. Set by bylaw as a rate per square metre or per unit.

Example: Burnaby: ~$25,000–$45,000/unit for mid-rise residential (2025 rates)

Who pays: Charged to developer; typically factored into land pro forma

Community Amenity Contributions (CACs)

Negotiated at rezoning. Developer contributes toward community amenities (community centres, childcare, affordable housing) in exchange for density approval.

Example: Vancouver: ~$75–$200/sq ft of bonus density on major rezonings

Who pays: Negotiated; often the key variable in rezoning viability

Development Cost Levies (DCLs)

Vancouver-specific term for DCCs + additional infrastructure levies. Also includes transit-area levies and CAC alternatives in some zones.

Example: Vancouver: DCL rates vary by neighbourhood ($30–$85/sq ft)

Who pays: Paid by developer at building permit issuance

Why DCCs Matter for Land Pricing

A developer buying land runs a pro forma: (Finished Unit Value × Units) - (Hard costs + Soft costs + DCCs + CACs + Profit margin) = Land Value. Higher DCCs and CACs directly reduce how much a developer will pay for land. When advising sellers with development-potential properties, understanding the local DCC schedule is essential to setting realistic price expectations.

Municipality	Approximate DCC/unit (low-rise)	CAC Policy
City of Vancouver	$35,000–$60,000	Negotiated (major projects); fixed rate (some zones)
Burnaby	$25,000–$45,000	Negotiated at rezoning
Surrey	$20,000–$40,000	Fixed schedule + negotiated
Coquitlam	$20,000–$35,000	Schedule + negotiated
Richmond	$15,000–$30,000	Schedule + affordable housing requirement
North Vancouver City	$30,000–$50,000	Negotiated; community amenity focus

Evaluating Development Potential for Clients

When a client asks "what's the development potential of this property?" realtors should follow a systematic evaluation framework rather than guessing.

Check current zoning and OCP designation

Look up the property on the municipality's online zoning map and OCP land use map. Note the current zone, permitted density (FSR), and OCP future land use designation. Many municipalities have WebGIS portals where this is available in seconds.

Apply Bill 44 overlay

For any RS-1 or duplex-zoned residential lot in a BC municipality over 5,000 population: determine lot size (>280 m² → 4 units; within 400 m bus stop or 800 m SkyTrain → up to 6 units). This is the minimum as-of-right potential regardless of zoning.

Check for transit corridors and area plans

Is the property in a TOD (transit-oriented development) zone, near a SkyTrain station, or within a Municipal area plan that shows higher density? These create clear paths to rezoning.

Confirm servicing capacity

Municipal infrastructure (sewer, water) must have capacity for additional units. The listing brokerage or seller should inquire with the municipality's engineering department if multiple units are being proposed.

Identify DPA overlays

Is the property in a Development Permit Area (watercourse, slope, hazard, form and character)? DPA requirements add cost and complexity to development.

Review ALR status

Is any portion of the property in the Agricultural Land Reserve? ALR land has very limited residential development potential regardless of OCP designation.

Research comparable land sales

Search for recent land sales of comparable properties in the area that sold to developers. Price per unit and price per buildable square foot are the key metrics that calibrate realistic pricing.

Development Potential Signal	Impact on Listing Strategy	Buyer Pool
Bill 44 as-of-right 4–6 units, no rezoning	Market to both owner-occupiers and small builders; highlight unit potential in listing	First-time buyers, small developers, investors
OCP-consistent rezoning to RM-3 (medium density)	Target land-assembly developers; price per unit and per sq ft of buildable	Local developers, REITs, institutional builders
Transit corridor — SkyTrain 400 m	Strong development premium; consider land-assembly angle with neighbours	Larger developers; assembly specialists
OCP shows future commercial mixed-use	Long-term land play; sellers may wait for market timing	Developers with longer hold capacity
ALR or no OCP support for density	Do not market development potential — expose realistically for current use	End users; agricultural operators

Land Assembly: Coordinating Multiple Sellers

Many rezoning opportunities require assembling multiple adjacent lots to meet minimum site area requirements for higher-density development. Land assembly is complex — legally, ethically, and practically.

BCFSA Rules on Land Assembly Marketing

⚠️ Approaching multiple neighbours simultaneously to assemble land without each seller having independent representation raises conflict of interest concerns under the Real Estate Services Act
⚠️ A realtor cannot represent multiple sellers in an assembly transaction without written disclosure and consent from all parties — even if the developer is the buyer
⚠️ "Secret" assemblies (where one seller doesn't know their neighbour is also selling) are ethically fraught — each seller should understand that their participation is part of a larger plan
⚠️ Realtors acting as developer representatives in an assembly have different obligations than those representing the homeowner sellers — these roles should not be mixed

Assembly Scenario	Realtor Role Options	Key Disclosure Required
Represent one seller in an assembly	Seller's agent only — refer other sellers to other realtors	Disclose that property is part of a larger assembly; advise seller to get independent legal advice
Represent the developer/buyer	Buyer's agent — must disclose to all sellers that you represent the buyer, not them	Written disclosure to each homeowner approached
Multiple sellers retain you (attempting to market assembly)	Only with written disclosure and consent from all — considered high-risk by BCFSA	Full conflict disclosure; recommend all sellers seek independent legal advice

6 Client Conversation Scripts

Script 1: Explaining Bill 44 to a Homeowner Seller

Realtor: “Your property is 600 square metres on a bus route — under Bill 44, it now permits 6 units by right. That means a developer doesn't need to go through a rezoning to build a small apartment building here. That's a significant change from two years ago when this lot only permitted one house. It broadens your buyer pool to include small-scale developers, which can translate into a higher price.”

Seller: “So my land is worth more now?”

Realtor: “In the right market, yes. The question is whether developers are active in your area and what they're paying for comparable lots. I'll pull the last 12 months of land sales within 5 blocks and show you the price per unit of permitted density — that's how developers think about land value.”

Script 2: Buyer Asking About Development Potential (Pre-Purchase)

Buyer: “Could we build a duplex or triplex on this property?”

Realtor: “The lot is 450 square metres and within 400 metres of a frequent bus stop — so under Bill 44, you could build up to 6 units without needing a rezoning. The current house could stay while you get permits, or you could tear it down and build new. Before you factor this into your offer price, I recommend getting a preliminary conversation with a local architect or builder to confirm feasibility — setbacks, parking, and servicing all matter.”

Script 3: Seller Wants to Know if a Rezoning Will Add Value

Seller: “Should I apply for a rezoning before I sell to get a higher price?”

Realtor: “Possibly, but the math matters. A rezoning costs money — application fees, consultant fees, studies — and takes 6–12 months minimum. If successful, it can add significant value. But if the OCP doesn't support it, or council is hesitant, you could spend $50,000 and 18 months and come back with nothing. Most sellers I advise choose to sell with rezoning potential and let the developer take the approval risk. The exception is if there's a clear OCP-consistent path and you have the time and capital.”

Script 4: Developer Buyer Asking About Rezoning Timeline

Buyer (developer): “How long will the rezoning take if we buy this?”

Realtor: “The OCP shows medium-density residential here, which means planning staff are pre-disposed to support it. My experience with this municipality is 8–12 months for an OCP-consistent application — assuming a clean submission with all studies. If you need an OCP amendment, add another 6–12 months. I'd recommend your architect do a pre-application meeting with the city before you firm up your offer — you'll get a read from staff on their concerns.”

Script 5: Homeowner Considering an Assembly Offer

Seller: “A developer approached me about joining an assembly. Should I?”

Realtor: “Assemblies can produce premium prices — 20–40% above individual lot value is common in strong markets. But there are things to know: first, is the developer offering everyone the same price, or is yours conditional on the others signing? Second, are there conditions (subject to rezoning) that could leave you waiting years? Third, you should get an independent lawyer — not the developer's lawyer — to review the purchase agreement before you sign anything. I can help you evaluate the offer against current land market comparables.”

Script 6: Explaining DCC Impact to a Seller Pricing for Developers

Seller: “Why is the developer offering less than I expected for a development lot?”

Realtor: “Let me walk you through the developer's math. For a 6-unit project on your lot, let's say finished units sell for $1.2M each — that's $7.2M gross. Hard construction costs are around $450/sq ft, plus DCCs at $35,000/unit, plus soft costs — that's roughly $4.5M in total development costs. The developer needs 15–20% profit margin, which takes another $1M+. What's left for land is about $1.6–2M. That's their ceiling. It's not about lowballing — it's math.”

Frequently Asked Questions

What is the difference between zoning and an OCP in BC?

An Official Community Plan (OCP) is a high-level policy document that sets out the municipality's long-term vision for land use — residential, commercial, industrial, green space, etc. Zoning bylaws are the legal instruments that implement the OCP — they specify what is actually permitted on a given parcel (uses, densities, setbacks, height limits). A property can be OCP-designated for higher density but still have single-family zoning. Development to OCP potential requires a rezoning, which is a separate process.

What did BC's Bill 44 do to residential zoning?

Bill 44 (Small-Scale Multi-Unit Housing Act, enacted November 2023, effective June 2024) requires BC municipalities to allow a minimum of 3–4 units on single-family lots in urban areas, and up to 6 units near transit corridors. Municipalities had until June 2024 to update their zoning bylaws. This effectively ends single-family-only (RS1) zoning in most BC municipalities, converting many properties to small-scale multi-unit potential without requiring a rezoning application.

How long does a rezoning application take in BC?

A straightforward rezoning that aligns with the OCP typically takes 6–12 months in most BC municipalities. Rezonings that require an OCP amendment are longer — typically 12–24 months — because they require a public hearing process and additional council approvals. Complex applications involving multiple variances, servicing agreements, or phased development can take 2–5 years.

What is a Development Permit in BC and when is it required?

A Development Permit (DP) is required in BC for development in designated Development Permit Areas (DPAs) specified in a municipality's OCP. DPAs typically cover areas with environmental sensitivity (watercourses, steep slopes), form and character requirements (commercial zones, multi-family residential), or hazard areas. A DP is not the same as a building permit — it is an approval of the design and site context, obtained before the building permit.

What is density bonusing in BC and how does it affect property value?

Density bonusing allows a developer to build above the base zoning density in exchange for providing a community amenity — affordable housing units, public art, childcare spaces, or community facilities. The 'bonus' density is granted by the municipality through a rezoning or development agreement. Properties in areas with established density bonus policies can have significantly higher land value (as developers will pay more for developable land) relative to the base zoning density alone.

Key Takeaways for BC Realtors

1.Bill 44 (effective June 2024) grants 3–6 units as-of-right on single-family lots in BC urban areas — this applies to virtually every RS-1 lot in Metro Vancouver, Victoria, and the Fraser Valley.
2.The OCP is the policy map; zoning is the legal instrument. A property can have OCP support for high density but still require a rezoning to access it.
3.OCP-consistent rezonings take 6–12 months; OCP amendments add 6–12 months on top. Manage seller expectations carefully when advising on rezoning-before-sale strategies.
4.DCCs, CACs, and other levies directly reduce how much developers will pay for land — understanding these is essential to pricing development-potential properties realistically.
5.Land assembly transactions carry significant BCFSA compliance risk around conflict of interest — ensure proper disclosure and independent representation for each seller party.
6.Always recommend a pre-application municipal consultation before a buyer firms up on a development site — it costs nothing and can reveal fatal flaws before conditions are removed.
7.When listing development-potential properties, research price per buildable square foot and price per permitted unit from comparable developer land purchases — these metrics are more relevant than cost-per-square-foot of lot.