When a city implements mass rezoning that increases what’s buildable and allows more units per single-family lot, several patterns usually emerge. Here’s a detailed breakdown based on real estate trends and municipal planning observations:

1. Increase in Density

• Lot Multiplication: Single-family lots often go from allowing one house to allowing 2–6 units, sometimes more depending on the city. For example, if a lot was originally zoned for a single detached home, rezoning might permit duplexes, triplexes, or even small multiplexes.  
• Floor Space Ratio (FSR) Changes: Cities often adjust FSR limits alongside unit counts. A higher FSR lets developers build more square footage overall, even if lot size remains the same. For the City of North Vancouver, it is 4-6 units with an FSR ranging from 0.85 to 1.0 with some exceptions.  For most, this is a dramatic increase from the previous FSR of 0.5.

2. Construction Boom

• Developer Interest: Rezoned areas often see a surge of development applications. Builders aim to maximize the new density rules.
• Transition Period: There’s usually a lag of months to a couple of years before widespread construction begins due to permitting, design, and financing.
• Demolition of Older Homes: Existing single-family homes may be torn down to make room for larger, multi-unit buildings.

3. Property Value Impacts

• Speculative Price Increases: Lots that are now “buildable for more units” become more valuable. Owners may sell at a premium because developers see profit potential.
• Shifts in Neighborhood Composition: Higher density can attract younger buyers, investors, or families seeking multi-unit living.

4. Neighborhood Changes

• Traffic & Parking: More units = more cars. Streets and infrastructure can become busier, which sometimes triggers city requirements for upgrades.
• Community Response: Rezoning often generates tension between long-term residents wanting to preserve neighborhood character and proponents of increased housing supply.
• Amenities Pressure: Schools, parks, and public transit might experience higher demand.

5. Regulatory Considerations

• Design Guidelines: Cities may still require height limits, setbacks, or aesthetic reviews even after increasing unit counts.
• Incentives: Some cities offer density bonuses if developers include affordable housing or green building practices.
• Permitting Bottlenecks: Planning departments may experience a surge of applications, slowing approval times.

6. Long-Term Urban Effects

• Housing Supply & Affordability: More units per lot can increase overall housing supply, which may moderate price growth if demand stays constant.
• Neighborhood Character Evolution: Streets once dominated by single-family homes may gradually transition to a mix of duplexes, triplexes, and low-rise apartment buildings.

In short: Mass rezoning usually makes single-family lots more valuable and buildable, triggers a developer-driven construction boom, changes neighborhood dynamics, and puts pressure on infrastructure and city services. Exact numbers vary, but in many North American cities with recent rezoning, 4–6 units per original single-family lot is common under “multiplex” or “missing middle” zoning policies.

🏡 30-Question Q&A for City of North Vancouver Homeowners in the New Multiplex Zone

1. What exactly changed in the zoning?

The City now allows 4–6 units on most RS-1, RS-2 and RT lots (previously zoned), depending on size and transit proximity. That means your single-family lot is now legally eligible for much more density.

2. Does this automatically increase my property value?

Yes — in most cases. Your land can now produce more housing, which increases development potential and widens the buyer pool.

3. Do I have to redevelop my home?

No. Nothing is mandatory. You can stay as you are — but the option to redevelop or sell for more now exists.

4. If I sell now, will buyers pay more because of the new zoning?

Generally, yes. Developers, builders, and investors will pay a premium for higher-density land — especially before the market becomes saturated with similar listings.  There is often lag time before buyers and builders will be willing to pay the new fair market value.

5. What is my property worth as a single-family home vs a multiplex site?

Single-family might be ~$1.8M (example), but a 4–6-unit site could be worth $2.5M–$3.5M+ range depending on:

• lot size

• location

• frontage

• ability to build 4 vs 6 units

6. Who benefits the most from these zoning changes?

Homeowners with:

• wider lots

• corner lots

• transit-adjacent lots

• assembly-friendly properties

These get the highest uplift.

7. Do all lots qualify for 6 units?

No. Most lots qualify for 4 units.
6 units typically require:

• transit supportive area

• specific dimensions

• development considerations

8. What is a land assembly and why does it matter?

When two or more neighbours sell together, the combined site usually qualifies for more units and a better layout, which means:

• higher total value

• higher price per seller

9. How many units can an assembly unlock?

Assemblies often unlock 4+ units per lot or much more efficient 6-unit layouts (if in the determined locations.  Keep in mind, with the new zoning, gaining increased zoning with an assembly has not been proven.

10. Why would a builder pay a premium for my lot?

Because the zoning allows more units → more revenue → more profit → they can pay more upfront for the land.

11. Will my property taxes go up?

Potentially, over time — if BC Assessment increases your land value due to zoning.

12. Is it better to sell now or wait?

Early sellers usually win.
Why?
Before the market becomes crowded, there’s more:

• scarcity

• demand

• urgency from developers

13. What does “market saturation” mean?

If too many homeowners list land at the same time, buyers have more choice → prices flatten or decrease.

14. What does a multiplex look like in my neighbourhood?

Usually a small-scale townhouse or rowhome cluster or fourplex of 4-6 units that fits the character of the street.

15. Can I keep my home and add units?

Possibly — but in most cases, multiplex redevelopment requires demolishing the existing home.
Garden suites, coach houses, and suites still exist under other streamlines.

16. Do I need my neighbour's permission to build 4 units?

No. Single-lot multiplex approvals do not require neighbour approvals.

17. How long does construction take?

1–1.5 years for a typical 4–6 unit build.
This is much faster than older rezoning processes.

18. Could a developer build units and give me one as part of the deal?

Yes. This is called a joint venture or land contribution model.
You give the land, they develop, you split the end value.

19. How much does a developer typically profit?

Usually 10–20%.
That’s why your land lift matters — it has to leave enough room for build cost, risk, and profit.

20. Are there risks to waiting?

Yes:

• interest rates may rise

• construction costs may rise

• buyer competition may decrease

• more sites may come online

Your timing affects your outcome.

21. What happens if the city loosens zoning again?

Your land may gain even more value — but zoning changes are unpredictable.
This update already represents a major shift.

22. Can a developer buy my property even if it's old or in poor condition?

Absolutely.
Developers care only about land, not your house.

23. How do I know if my lot qualifies for 4 vs 6 units?

It depends on:

• lot width

• depth

• slope

• access

• your proximity to frequent transit

A zoning review or a planning consultant can confirm.  Ask me for details.  Specializing in this category, I can let you know in minutes.

24. Will multiplex homes affect the look of my street?

Not drastically.
They are designed to fit the existing scale of houses — not high-density towers.

25. Can I assemble my lot with neighbours on both sides?

Yes — and this generally unlocks the highest per-owner payout.

26. What happens if only one neighbour wants to sell?

Assemblies can work with:

• 2 lots

• 3 lots

• corner lots

• “end” lots

Not everyone must participate.

27. Is it possible to build and rent out all the units?

Yes.
Some owners choose to become “small multiplex landlords.”

28. Does my home become easier or harder to sell under the new zoning?

Easier, because:

• more buyers qualify

• developers enter the market

• land value increases

29. Should I renovate my home or sell for redevelopment?

If redevelopment value is significantly higher, renovations rarely pay off.
Your land may be worth more than the house itself.

30. How do I get a true market value estimate now?

You need:

1. A current single-family valuation

2. A 4-unit rebuild valuation

3. A 6-unit valuation

4. An assembly valuation

5. A developer feasibility check

Most realtors don’t know how to do this — but I do.