What did Bill 44 change for residential lots in Greater Victoria? Bill 44 required many BC municipalities to allow more homes on properties previously restricted to single-family or duplex use. In parts of Greater Victoria, that can mean three or four units on a lot, and in certain locations near frequent transit, up to six. What applies to a particular property depends on the municipality, lot size, location, and other site-specific factors.
If you own an established home on a larger lot in Oak Bay, Saanich, or elsewhere in Greater Victoria, you have probably heard Bill 44 mentioned and wondered whether it actually changes anything for you.
Even if you have no intention of redeveloping your property, it is worth understanding.
For some homes, the zoning changes introduced since Bill 44 have created options that did not previously exist. And when a property can accommodate more than one home without going through the same rezoning process that might once have been required, that potential can become relevant to how certain buyers evaluate the property.
That does not mean every larger lot is suddenly worth more. It does mean that, for some properties, understanding the land has become a more important part of understanding the value.
What Bill 44 actually changed
Bill 44, introduced by the Province in 2023, brought significant changes to residential zoning across BC through what is commonly called small-scale multi-unit housing, or SSMUH.
The provincial framework generally requires qualifying municipalities to permit at least three units on lots of 280 square metres or less and at least four on larger lots that fall within the legislation. On qualifying parcels near frequent bus service, the minimum can increase to six units. There are exemptions and additional requirements, so those numbers should not be applied to every residential property without checking the specific zoning and location.
The important distinction for homeowners is that the legislation changes what municipalities must allow, not what an individual owner must build.
You are not required to redevelop your property. An existing home can continue to be used as it is.
What changed is the range of possibilities that may exist for the land underneath it.
What that looks like in Greater Victoria
This is where the conversation becomes much more local.
In Saanich, zoning amendments took effect in June 2024 and allow up to three, four, or six units without rezoning on qualifying residential lots within the Urban Containment Boundary. Saanich says approximately 27,000 lots were rezoned as part of the changes. The number and type of units permitted still depend on the size and location of the individual parcel.
Oak Bay also adopted zoning amendments in June 2024 through its Infill Housing Program. The District says most properties are now eligible for up to four units, with provisions intended to accommodate forms such as secondary suites, accessory dwellings, triplexes and houseplexes.
North Saanich is an important example of why the rules should never be generalized across the region. The municipality states that it has no land within the Urban Containment Boundary and therefore was not required to implement the three-, four-, and six-unit zoning provisions that apply in communities such as Saanich. Its requirements are different.
The takeaway is simple: “Bill 44 applies” is not enough information to determine what a particular Greater Victoria property can support.
You have to look at the address.
Why this can matter to value even if you never build
This is the part that is most relevant to an owner considering a future sale.
A property’s development potential can influence the way some buyers assess it even when the existing owner has no intention of developing.
Imagine two otherwise similar homes on established streets. One sits on a property where additional housing can realistically be accommodated within the current zoning and site constraints. The other has characteristics that make additional development impractical or significantly more difficult.
A buyer interested only in the existing home may value those properties similarly.
Another buyer may not.
A builder, investor, multi-generational family, or purchaser thinking about long-term flexibility may assign additional value to the options available on the first property.
That does not mean four permitted units make a property four times as valuable, or that theoretical density automatically translates into a development premium. Far from it.
Lot dimensions, setbacks, trees, servicing, topography, parking requirements, construction costs, existing improvements and the economics of redevelopment can all affect whether additional density is genuinely useful.
The distinction that matters is between density on paper and development potential a buyer can realistically use.
A zoning change does not automatically create a development site
This is probably the most important caution for owners.
It is easy to look at a zoning map, see that several units may be permitted and assume the property now has substantial redevelopment value.
The market is usually more discerning than that.
A property may technically permit additional units while having site characteristics that make redevelopment expensive or inefficient. Conversely, a well-positioned lot with favourable dimensions, access, servicing and location may be considerably more interesting to a development-minded buyer.
In other words, permitted density is one piece of the valuation.
Feasibility is another.
That is why I would be cautious about assigning a dollar figure to Bill 44 itself. The better question is not simply, “How many units does my zoning allow?”
It is, “Does what my property now permits change who might want to buy it, and what would that potential actually be worth to them?”
What this means if you are thinking about selling
For most owners, Bill 44 probably does not change the fundamental decision of whether or when to sell.
It can change how the property should be evaluated before it reaches the market.
If a larger lot has genuine redevelopment or infill potential, that may justify looking beyond the comparable sales you would normally use for the existing house. It may also mean considering a broader buyer pool and making the relevant zoning information available as part of the property’s marketing.
If the additional density is largely theoretical, the better strategy may be to position the property primarily for what it already is: a home in an established neighbourhood.
Both situations require the same thing: accurate due diligence.
Overstating development potential can undermine buyer confidence once they investigate it. Ignoring legitimate potential can mean overlooking something that matters to the property’s market value.
The goal is not to market every established home as a development opportunity. It is to understand whether the rules have changed the way this particular property should be valued and presented.
FAQ
Do I have to build additional units because of Bill 44?
No. The legislation changes what municipalities must permit in qualifying areas. It does not require an individual property owner to add housing or redevelop an existing home.
Does Bill 44 apply the same way across Greater Victoria?
No. Provincial legislation established the broader framework, but what is permitted on an individual property depends on the applicable legislation, municipal zoning, lot size, location and other property-specific factors. There are also meaningful differences across the region. North Saanich, for example, was not subject to the same three-, four-, and six-unit requirements because it has no land within the Urban Containment Boundary.
Can Bill 44 increase what my property is worth?
Potentially. If zoning changes give a property realistic additional development potential, some buyers may place value on that flexibility. But additional permitted density does not automatically translate into a higher sale price. The site’s characteristics, development costs, servicing, market demand and feasibility all matter.
How do I find out what my property can actually accommodate?
Start with the current zoning and mapping information provided by your municipality. For a property where redevelopment potential could materially affect a decision or valuation, confirm the details directly with the municipality and consider advice from the appropriate planning, design, engineering or land-use professionals before relying on an assumption.
Understand how your property should be positioned
If you own a larger or potentially redevelopable property in Oak Bay, Saanich, or elsewhere in Greater Victoria, it is worth understanding whether recent zoning changes have altered the way buyers may look at it.
That does not necessarily mean your property should be marketed as a development opportunity. Sometimes the existing home remains the strongest part of the value. Sometimes the land deserves a closer look.
Knowing the difference before you list can help you price and position the property appropriately. Contact us.
North Pacific Homes Group, eXp Realty
Greater Victoria & South Vancouver Island
250-634-2141
Thanks for being here,
Alex Hughes, REALTOR®, Personal Real Estate Corporation — North Pacific Homes Group (eXp Realty) | Victoria, BC Real Estate
Ricki-Lee Jewell, REALTOR® — North Pacific Homes Group (eXp Realty) | Victoria, BC Real Estate
Steven Reilander, REALTOR® — North Pacific Homes Group (eXp Realty) | Victoria, BC Real Estate
Sources & Further Reading
The information in this article is based on current provincial legislation and municipal guidance. Property-specific zoning and development potential should always be confirmed with the applicable municipality.
Province of British Columbia: Small-Scale Multi-Unit Housing
BC Laws: Local Government Zoning Bylaw Regulation
District of Saanich: Small-Scale Multi-Unit Housing
District of Oak Bay: Infill Housing Program
District of North Saanich: Housing Initiatives and Updates
