How many homes can I build in Vernon?
What BC's housing laws and Vernon'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 Vernon by homes allowed
- 4 homes (lots over 280 m²)9,711 lots
- 3 homes (lots up to 280 m²)330 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) | 329 lots |
| 280–557 m² (3,014–6,000 ft²) | 1,607 lots |
| 557–1,000 m² (6,000–10,764 ft²) | 5,521 lots |
| Over 1,000 m² (10,764 ft²) | 4,419 lots |
Lot size decides the 3- versus 4-home threshold and, in most zones, how much floor space you can build.
What Vernon's zones allow
| Zone | Lots | Homes allowed (city bylaw) |
|---|---|---|
| MUS | 9,893 | Class 5 (water + sewer, inside Urban Containment Boundary, 280-4,050 m2, within 400 m of a frequent transit route): greater of 6 units or 60 units/ha. Class 4 (same, not near frequent transit): greater of 4 units or 60 units/ha. Class 3 (<= 280 m2): 3 units. Class 2 (sewer only): 1 unit + secondary suite + accessory dwelling unit. Class 1 (no sewer): 1 unit + secondary suite (s.9.1.3) |
| MUA | 1,866 | Class 4 (water + sewer, inside Urban Containment Boundary): 60 units/ha. Class 2-3: 1 unit + secondary suite + accessory dwelling unit. Class 1 (no services, 4,050-10,000 m2): 1 unit + secondary suite (s.9.2.3) |
| MHS | 118 | 20 mobile homes/ha; 1 mobile home per lot or per site; 1 security/operator dwelling per lot (s.9.3.3, 9.3.5) |
Zoning changes in progress
- 6030 Okanagan Landing Road Zoning Amendment Bylaw 6072, 2026 proposed bylaw posted with blank reading dates; no public hearing (LGA s.464); not yet in the Amendment Index as of 2026-10-23
Site rezoning from AGRS to MUA and PANS; no text changes. source ↗
Sources: BC Housing Statutes (Residential Development) Amendment Act 2023 (Bill 44) and Bill 47; City of Vernon Zoning Bylaw No. 6000 (adopted 2024-06-24; replaced Zoning Bylaw 5000). Section PDFs carry no consolidation date; the Amendment Index lists text amendments through Bylaws 6082 and 6083 (adopted 2026-09-08) and map amendments through Bylaw 6075 (adopted 2026-09-28). ↗; ParcelMap BC; the city's open zoning data. Estimates only: confirm with Vernon before buying or designing. Page rebuilt October 25, 2026.