Building a Laneway House in Burnaby vs City of Vancouver

Laneway houses are now permitted in Burnaby, not just the City of Vancouver — and the regulatory landscape has expanded dramatically across all of Metro Vancouver thanks to provincial housing legislation that requires municipalities to allow more housing forms on residential lots. While Vancouver was the pioneer (launching its laneway housing program back in 2009), Burnaby and other Metro Vancouver municipalities have caught up significantly in recent years.

Burnaby adopted major changes to its zoning bylaws in June 2025, creating the new R1 SSMUH (Small-Scale Multi-Unit Housing) district that replaced the previous single-family zoning across most of the city. Under these new regulations, building forms commonly referred to as laneway homes are permitted, including on lots without lanes — a notable difference from Vancouver's program, which requires rear lane access. In Burnaby, these structures are now regulated as principal buildings rather than accessory buildings, which means they are no longer referred to as "laneway homes" in the new zoning language, but the practical outcome is the same: you can build a detached dwelling unit at the rear of your lot.

The Burnaby regulations go even further than simple laneway houses. The new R1 SSMUH district also permits multiple laneway homes on a single lot, semi-detached (duplex) laneway homes, and laneway homes with their own secondary suites. This represents a level of flexibility that exceeds what Vancouver currently allows and reflects Burnaby's effort to maximize housing density on existing residential lots.

The driving force behind these changes is BC Bill 44 (the Housing Statutes Residential Development Amendment Act, 2023), which requires all municipalities with populations over 5,000 to update their zoning bylaws to permit small-scale multi-unit housing. The provincial legislation mandates that at least one secondary suite or one accessory dwelling unit (laneway house or garden suite) must be allowed on every single-family or duplex lot across the province. In larger urban areas served by frequent transit, the legislation requires municipalities to allow three to four units on standard lots and up to six units on larger lots near transit stops.

Burnaby is also undertaking a full zoning bylaw rewrite targeted for early 2026, and transitioning to a development permit system that aims to delegate approvals to staff and eliminate the need for rezoning hearings. This should speed up the approval process for laneway houses and other small-scale housing projects considerably.

Beyond Burnaby, other Metro Vancouver municipalities where laneway houses or equivalent ADUs are now permitted include New Westminster, North Vancouver (both City and District), Coquitlam, Port Coquitlam, Port Moody, Richmond, Surrey, and the Township of Langley. Each municipality has its own specific regulations regarding size, height, setbacks, and design requirements, but the provincial framework ensures that some form of detached secondary dwelling is permitted in residential zones across the region.

The key differences between building a laneway house in Burnaby versus Vancouver relate to the specifics of each city's regulations. Vancouver's program is more mature, with well-established design guidelines, a standardized permit review process, and a large pool of architects and builders experienced with the city's requirements. Burnaby's program is newer, and while the enabling bylaws are in place, the design guidelines and permit processes may still be evolving. Homeowners in Burnaby should expect some additional back-and-forth with the planning department as staff become more familiar with processing these applications.

Cost-wise, building a laneway house in Burnaby is comparable to Vancouver — expect $400,000 to $600,000 all-in for a well-built unit. Development cost charges and permit fees vary between municipalities, so Burnaby's fees may be slightly different from Vancouver's, but the construction costs are driven by the same Metro Vancouver labour and material markets.

If you own property in Burnaby and are considering a laneway house, the first step is to check your lot's specific zoning designation under the new bylaws and confirm the allowable building forms, setbacks, and size limits. Burnaby's planning counter can provide preliminary guidance, and engaging an architect or designer familiar with the new R1 SSMUH regulations early in the process will help ensure your project meets all requirements.

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