How many homes can I build in Richmond?
What BC's housing laws and Richmond'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 Richmond by homes allowed
- Transit-oriented area (taller buildings)25,851 lots
- 4 homes (lots over 280 m²)20,774 lots
- 6 homes (near frequent transit)7,672 lots
- 3 homes (lots up to 280 m²)714 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) | 729 lots |
| 280–557 m² (3,014–6,000 ft²) | 11,211 lots |
| 557–1,000 m² (6,000–10,764 ft²) | 14,896 lots |
| Over 1,000 m² (10,764 ft²) | 12,185 lots |
Lot size decides the 3- versus 4-home threshold and, in most zones, how much floor space you can build.
What Richmond's zones allow
| Zone | Lots | Homes allowed (city bylaw) |
|---|---|---|
| RSM/L | 14,952 | 3 on lots <= 280 m2; 4 on larger lots; 6 on lots > 281 m2 within 400 m of a prescribed bus stop if the owner pays into the affordable housing reserve (s.5.15) or provides one affordable rental unit under a housing agreement (s.8.19.5.1-2). Secondary suites allowed (one per unit). |
| RSM/M | 8,818 | 3 on lots <= 280 m2; 4 on larger lots; 6 on lots > 281 m2 within 400 m of a prescribed bus stop if the owner pays into the affordable housing reserve (s.5.15) or provides one affordable rental unit under a housing agreement (s.8.19.5.1-2). Secondary suites allowed (one per unit). |
| RTL1 | 5,598 | No unit cap; limited by FAR (s.8.6.4) |
| RSM/S | 2,170 | 3 on lots <= 280 m2; 4 on larger lots; 6 on lots > 281 m2 within 400 m of a prescribed bus stop if the owner pays into the affordable housing reserve (s.5.15) or provides one affordable rental unit under a housing agreement (s.8.19.5.1-2). Secondary suites allowed (one per unit). |
| RS1/A | 873 | 2 (one single detached dwelling + one secondary suite; s.8.1.4.1, 5.4). Most former RS1 lots inside the urban area were rezoned to RSM by Bylaw 10573 (2024); remaining RS lots do not get SSMUH units. |
| RD1 | 645 | 4 units; 6 if not in a Transit-Oriented Area, within 400 m of a prescribed bus stop, lot > 281 m2, and affordable housing reserve payment or one affordable rental unit (s.8.4.4.1). |
| RTL4 | 586 | No unit cap; limited by FAR (s.8.6.4) |
| RSM/XL | 503 | 3 on lots <= 280 m2; 4 on larger lots; 6 on lots > 281 m2 within 400 m of a prescribed bus stop if the owner pays into the affordable housing reserve (s.5.15) or provides one affordable rental unit under a housing agreement (s.8.19.5.1-2). Secondary suites allowed (one per unit). |
| RTL3 | 478 | No unit cap; limited by FAR (s.8.6.4) |
| RS1/E | 401 | 2 (one single detached dwelling + one secondary suite; s.8.1.4.1, 5.4). Most former RS1 lots inside the urban area were rezoned to RSM by Bylaw 10573 (2024); remaining RS lots do not get SSMUH units. |
| RTP4 | 133 | No unit cap; limited by FAR (s.8.9.4) |
| RS1/F | 106 | 2 (one single detached dwelling + one secondary suite; s.8.1.4.1, 5.4). Most former RS1 lots inside the urban area were rezoned to RSM by Bylaw 10573 (2024); remaining RS lots do not get SSMUH units. |
| RI1 | 103 | No unit cap; limited by FAR (s.8.5.4) |
| RS1/B | 65 | 2 (one single detached dwelling + one secondary suite; s.8.1.4.1, 5.4). Most former RS1 lots inside the urban area were rezoned to RSM by Bylaw 10573 (2024); remaining RS lots do not get SSMUH units. |
| RDA | 60 | 4 units; 6 within 400 m of a prescribed bus stop on lots > 281 m2 with affordable housing reserve payment or one affordable rental unit (s.8.16.4.1). |
Zoning changes in progress
- Richmond Zoning Bylaw 8500, Amendment Bylaw 10762 (RZ 24-047015, 9340 Dayton Avenue) first reading notice 2026-07-13; adoption not confirmed
Rezone 9340 Dayton Avenue from RSM/M to RSM/S to allow subdivision into two lots with shared access. source ↗ - Richmond Zoning Bylaw 8500, Amendment Bylaw 10742 (RZ 21-938041, 10391 & 10411 Bird Road) first reading notice 2026-04-13; adoption not confirmed
Rezone from RSM/L to RSM/M to subdivide into lots each with a house and secondary suite. source ↗ - OCP Amendment Bylaws 10767 and 10768 recommended for first reading at Planning Committee 2026-06-02
Minor administrative OCP changes and removal of the ESA designation from lands at Thompson Gate/Boundary Road/Hwy 91A; staff also recommended abandoning a list of old unadopted zoning bylaws. source ↗
Sources: BC Housing Statutes (Residential Development) Amendment Act 2023 (Bill 44) and Bill 47; Richmond Zoning Bylaw 8500 (adopted 2009-11-16; office consolidation Jul 29, 2026; residential sections amended to Bylaw 10760, 2026-06-08) ↗; ParcelMap BC; the city's open zoning data. Estimates only: confirm with Richmond before buying or designing. Page rebuilt October 25, 2026.