BC Bill 44 Small-Unit Housing Impact on ADUs in Richmond & Delta

BC's small-unit housing legislation — primarily Bill 44 (2023) and the follow-up Bill 25 (2025) — significantly expands what you can build as an accessory dwelling unit in Richmond, Delta, and most Metro Vancouver municipalities. These provincial laws override local zoning restrictions that previously limited single-family lots to one home, requiring municipalities to permit secondary suites, laneway houses, and in some cases multiplexes on lots that were historically zoned for detached houses only.

Bill 44, formally the Housing Statutes (Residential Development) Amendment Act of 2023, established the foundation. It requires all local governments in BC to update their zoning bylaws to allow at least one secondary suite or one accessory dwelling unit (such as a laneway house or garden suite) on every single-family residential lot. For municipalities with populations over 5,000 that fall within urban containment boundaries — which includes both Richmond and Delta — the requirements go further. Lots currently zoned for single-family or duplex use must permit three to four units: three units on lots smaller than 280 square metres, and four units on lots 280 square metres or larger. Lots within a prescribed distance of frequent transit stops that are larger than 280 square metres must allow up to six units.

The original compliance deadline for Bill 44 was June 30, 2024. Then in November 2025, the province passed Bill 25, which removed additional barriers and required greater consistency in how municipalities implement the small-unit housing rules. Bill 25 sets a new compliance deadline of June 30, 2026 for municipalities to update their bylaws to meet the expanded requirements.

For homeowners in Richmond, this is particularly significant. Richmond has historically had restrictive zoning around secondary dwellings, and many neighbourhoods had no pathway to build a detached ADU at all. Under the provincial mandate, Richmond must now permit at least one detached ADU (garden suite or laneway-style house) on single-family lots, and depending on lot size and transit proximity, may need to allow three, four, or even six units. Richmond's large lot sizes in many residential areas — often 6,000 square feet or more — put most properties well above the 280-square-metre threshold, meaning four-unit zoning applies to a wide swath of the city.

In Delta, the situation varies by neighbourhood. The urban areas of Ladner and Tsawwassen fall within the urban containment boundary and are subject to the full multi-unit requirements. More rural areas of Delta may have different treatment, but the baseline requirement for at least one secondary suite or ADU on single-family lots applies across the municipality.

What this means in practical terms for your ADU project is that you no longer need to wait for your municipality to proactively rezone your neighbourhood. The provincial legislation compels the change, and if your local government has not yet updated its bylaws, you may still be able to proceed by referencing the provincial requirements. However, building code compliance, servicing requirements, and development permit guidelines still apply at the municipal level. You will still need to meet BC Building Code standards for the structure, connect to municipal water and sewer, provide adequate parking (though Bill 44 also limits municipalities' ability to impose excessive parking requirements), and satisfy fire access provisions.

The provincial legislation does not override environmental constraints such as Richmond's flood plain considerations or Delta's Agricultural Land Reserve protections. Properties within the ALR are generally exempt from the multi-unit upzoning provisions. Similarly, lots in areas with known geotechnical hazards or insufficient municipal servicing capacity may face additional review. Consulting with your municipality's planning department early in the process will clarify which provisions apply to your specific property and what approvals you need to move forward.

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