How many homes can I build in Delta?
What BC's housing laws and Delta's own zones allow on house lots, counted lot by lot from public data. To check one lot, find it on the map and open its card.
What BC law requires
Under BC's Bill 44 (2023), lots zoned for houses or duplexes inside the urban containment boundary must allow at least 3 homes on lots up to 280 m², 4 homes on larger lots, and 6 homes on lots of at least 281 m² near a frequent bus stop. Under Bill 47, land near SkyTrain stations and bus exchanges is a transit-oriented area where the city can't refuse taller buildings on height or density grounds alone (up to 20 storeys right next to a SkyTrain station).
The city's own zones can allow more than this. Lots in the Agricultural Land Reserve, outside the urban boundary, or on hazard land are treated differently.
Lots in Delta by homes allowed
- 4 homes (lots over 280 m²)25,274 lots
- 6 homes (near frequent transit)2,536 lots
- 3 homes (lots up to 280 m²)1,267 lots
Our estimate per lot from lot size, distance to frequent transit and SkyTrain, the urban boundary and the farmland reserve.
House lots by size
| Up to 280 m² (3,014 ft²) | 1,310 lots |
| 280–557 m² (3,014–6,000 ft²) | 4,980 lots |
| 557–1,000 m² (6,000–10,764 ft²) | 20,095 lots |
| Over 1,000 m² (10,764 ft²) | 3,075 lots |
Lot size decides the 3- versus 4-home threshold and, in most zones, how much floor space you can build.
What Delta's zones allow
| Zone | Lots | Homes allowed (city bylaw) |
|---|---|---|
| RS1 | 11,236 | 4 (single detached or duplex + suites + up to 2 garden suites/coach houses); 3 on lots <= 280 m2; 6 on lots > 280 m2 in the Schedule F Frequent Transit Area (Scott Road) |
| RD3 | 8,027 | 4 (single detached or duplex + suites + up to 2 garden suites/coach houses); 3 on lots <= 280 m2; 6 on lots > 280 m2 in the Schedule F Frequent Transit Area (Scott Road) |
| RS5 | 3,444 | 4 (single detached or duplex + suites + up to 2 garden suites/coach houses); 3 on lots <= 280 m2; 6 on lots > 280 m2 in the Schedule F Frequent Transit Area (Scott Road) |
| RS2 | 2,786 | 4 (single detached or duplex + suites + up to 2 garden suites/coach houses); 3 on lots <= 280 m2; 6 on lots > 280 m2 in the Schedule F Frequent Transit Area (Scott Road) |
| RS7 | 986 | 4 (single detached or duplex + suites + up to 2 garden suites/coach houses); 3 on lots <= 280 m2; 6 on lots > 280 m2 in the Schedule F Frequent Transit Area (Scott Road) |
| RS6 | 958 | 4 (single detached or duplex + suites + up to 2 garden suites/coach houses); 3 on lots <= 280 m2; 6 on lots > 280 m2 in the Schedule F Frequent Transit Area (Scott Road) |
| RT40 | 790 | 40 units per hectare (s.13.20.4) |
| RS4 | 470 | 4 (single detached or duplex + suites + up to 2 garden suites/coach houses); 3 on lots <= 280 m2; 6 on lots > 280 m2 in the Schedule F Frequent Transit Area (Scott Road) |
| RS4A | 240 | 4 (single detached or duplex + suites + up to 2 garden suites/coach houses); 3 on lots <= 280 m2; 6 on lots > 280 m2 in the Schedule F Frequent Transit Area (Scott Road) |
| RSC | 143 | Zone text: 1 single detached dwelling + 1 coach house (s.11.80.10); general SSMUH cap of 4 (3 on lots <= 280 m2, 6 in Frequent Transit Area) applies to any lot permitting a single detached dwelling (s.6.1.2(g)) |
| RT76 | 121 | 76 units per hectare (s.13.24.4) |
| RT50 | 85 | 50 units per hectare (s.13.21.4) |
| RSF | 52 | 1 floating home per water area |
| RD2 | 42 | 4 (single detached or duplex + suites + up to 2 garden suites/coach houses); 3 on lots <= 280 m2; 6 on lots > 280 m2 in the Schedule F Frequent Transit Area (Scott Road) |
| RT62 | 25 | 62 units per hectare (s.13.22.4) |
Zoning changes in progress
- SSMUH Phase 2 - draft 'R1 - SSMUH' consolidated small-scale residential zone (no bylaw number yet) Staff report received 2026-04-27 (file P25-15); staff to report back in 2027; not introduced as a bylaw
Engagement proposals: merge the 12 small-scale zones into one R1-SSMUH zone, add 3-4 unit houseplexes, remove FSR, sloped-roof height 9.5 -> 10.5 m, front setback 6 m, coverage 40%, min new-lot frontage 15 m. source ↗ - Standalone houseplex zone (Housing Accelerator Fund commitment) Being drafted by staff for future Council consideration (per 2026-04-27 report); no bylaw number or readings found
New opt-in zone allowing 3-4 unit houseplexes; HAF action plan SSMUH items were due 2026-05-30. Adoption not confirmed. source ↗
Sources: BC Housing Statutes (Residential Development) Amendment Act 2023 (Bill 44) and Bill 47; Delta Zoning Bylaw No. 7600, 2017 (consolidated to 2026-04-21, incl. amendments to BL 8552) ↗; ParcelMap BC; the city's open zoning data. Estimates only: confirm with Delta before buying or designing. Page rebuilt October 25, 2026.