As of November 9th, 2026, Bill 44 is still law in BC. The incoming Conservative government has said it plans to scrap or change it, but no bill has been introduced yet.
A while back I wrote a guide to Bill 44 and Bill 25, the laws that opened up single-family lots across BC to suites, coach houses and small multiplexes. Since the October election, I have had a lot of questions about whether those rules are going away. Here is where things stand, what has actually been said, and what it could mean for your property.
What Is Bill 44?
Bill 44 is the 2023 provincial law that requires municipalities to allow small-scale, multi-unit housing (often called SSMUH or "missing middle" housing) on lots that used to be zoned for one house. Local governments had until June 30th, 2024 to update their zoning bylaws [1].
In most cities and towns with more than 5,000 people, that means [1]:
- At least 3 units on lots of 280 square metres or smaller.
- At least 4 units on lots larger than 280 square metres.
- Up to 6 units on larger lots close to a frequent transit bus stop.
- A secondary suite or a detached unit such as a coach house in single-family zones where the multi-unit rules don't apply.
Bill 25 followed in 2025 to close gaps in how the rules were applied, with a new bylaw deadline of June 30th, 2026 [1]. By June 2026, the Province reported that 97 per cent of municipalities had adopted Bill 44 into their bylaws and policies [2].
The Short Answer: Is Bill 44 Being Repealed?
Not yet. Changing or repealing a provincial law takes a new bill that passes three readings in the legislature and receives royal assent [9]. As of today, no bill to repeal or amend Bill 44 has been introduced, and no date has been set [2][5].
It is also not yet clear whether the new government will repeal Bill 44 outright or amend it. The details, including what happens to projects already in progress, have not been announced.
What Has the New Government Said?
After the Election
The BC Conservatives won a majority in the October 24th election [10][3]. Lorne Doerkson is premier-designate until he and his cabinet are sworn in, which can't happen until the election results are certified. That is expected on November 18th [17].
In an interview with CTV News on October 29th, Doerkson said the province would roll back Bill 44, explaining that "Victoria does not know best, how to build a home in Williams Lake" [5]. The Victoria Residential Builders Association described it the same day as a plan to scrap the law [4].
Daily Hive reported on October 30th that, at a minimum, Doerkson has indicated the law would be amended to give municipalities more control over this kind of housing in traditionally low-density neighbourhoods [2]. A Conservative spokesperson put it this way: "Local governments aren't a branch office of Victoria." The spokesperson added that municipalities would still be expected to enable overall housing growth [2].
What the Platform Said
In the 2024 election, the Conservatives promised to scrap Bill 44 and work with individual municipalities to pre-zone areas for development instead [7]. The 2026 platform did not list a Bill 44 repeal. It focused on holding municipalities to their own Official Community Plans, approving homes faster, and cutting construction taxes and charges [6].
Housing Targets
Doerkson has also committed to removing the five-year housing targets that the Province set for municipalities under the Housing Supply Act [2]. Those targets are separate from Bill 44, but they are part of the same set of NDP housing laws.
What Would a Repeal Actually Change?
This is the part that often gets lost in the headlines. Bill 44 didn't rezone anyone's lot directly. It required each municipality to change its own zoning bylaw. Those bylaws are local laws, so if the provincial requirement goes away, the local rules don't automatically disappear with it.
In practice, each council would likely decide whether to keep its current small-scale housing rules, change them, or roll them back. That means two neighbouring municipalities could end up with very different rules again. How a repeal would treat applications already in progress is something the new government hasn't addressed yet.
What About North Vancouver?
North Vancouver is actually two separate municipalities, the City of North Vancouver and the District of North Vancouver, and they have handled these rules very differently. Which one your home is in decides what you can build today.
The District of North Vancouver
When Bill 44 first came in, the District chose a narrow reading of the rules. Since June 2024, it has allowed up to three units on single-family lots within its urban containment boundary: a house, a suite and a coach house [11][12]. It did not allow fourplexes or other small multiplexes.
Bill 25 then required the District to allow four to six units on these lots by June 30th, 2026 [11]. On April 13th, 2026, council voted 4 to 3 not to support that change [8][11]. Staff had estimated it could add about 5,000 more homes in the District [8]. Mayor Mike Little argued that a one-size-fits-all provincial approach goes against the planning work the District has done for years, while Coun. Catherine Pope, who voted against the motion, said "Bill 25 is not optional" [8].
As of the District's website, it still allows up to three units on most single-family lots [11]. I could not find any public report of the Province taking action against the District since the June 30th deadline passed.
The City of North Vancouver
The City has moved further. Its first update in June 2025 only affected 35 properties [15]. In December 2025, council approved multiplexes of up to four units on more than 4,000 properties [13].
Bill 25 also requires the City to allow up to six units on lots within 400 metres of frequent transit bus stops and to remove minimum on-site parking there [14]. That would apply to about 1,940 properties, mostly in the Grand Boulevard, Keith Lynn, Moodyville and Mahon Park areas [13]. On May 11th, 2026, council referred those changes back to staff to incorporate feedback, and the City's website does not show them as adopted yet [14]. For now, the four-unit rules from December 2025 are the ones in place.
What Happens When a Municipality Doesn't Comply?
The Province doesn't take a municipality to court over this. Instead, the housing ministry can issue a non-compliance notice, and if the municipality still doesn't act, the minister can issue an order that puts the required zoning in place. That is what happened in West Vancouver in 2024, when it became the only municipality in BC to reject the original Bill 44 rules and received a 30-day notice [12]. West Vancouver passed the bylaws after that ultimatum [16].
With a new government that has said it wants to give municipalities more control, it isn't clear whether the Province will act on either North Vancouver municipality. If you own in North Vancouver, the best place to confirm what your lot allows today is your municipality's planning department.
How People Are Reacting
Builders who focus on missing middle housing have pushed back. The Victoria Residential Builders Association says missing middle homes in its data rose 47 per cent after Bill 44 came in, and that the new premier "needs to pump the brakes" [4].
Former Housing Minister Ravi Kahlon called the Conservative approach a repeat of a strategy that didn't work, and asked, "What is their housing policy trying to solve?" [2].
On the other side, many municipalities have argued for years that they should decide where density goes. That is the position the incoming government has taken [2][8].
What This Means for Homeowners, Buyers, and Sellers
If You Own a Single-Family Lot
Nothing changes today. Whatever your municipality's current zoning allows is still what it allows. If you have been thinking about adding a suite, a coach house or a multiplex, keep an eye on both the provincial news and your own council, since your council's choices may matter more over time. If a coach house is what you have in mind, here is how coach houses work in North Vancouver.
If You Are Buying a Lot to Build
Be cautious about paying for development potential that depends on rules that could change. Before you buy, confirm the current zoning with the municipality, and speak with a real estate lawyer about how a future change could affect your plans. No transition rules have been announced yet.
If You Are Selling
Multiplex potential can be a real selling feature, but it should always be described based on what the zoning allows today, confirmed with the municipality, and not on what someone hopes it will allow.
Dates Worth Watching
- November 18th, 2026: the election results are expected to be certified [17].
- After that: the swearing-in of the new premier and cabinet [17].
- The next legislative session: any bill to repeal or amend Bill 44 would be introduced there. No date has been announced.
The Bottom Line
Bill 44 is still law in BC, and the small-scale housing rules in your municipality's bylaws still apply. The incoming government has said it will roll the law back and give municipalities more control, but there is no bill yet, and we don't know whether it will be a full repeal or an amendment. Even after a change, local bylaws would likely stay in place until each council decides otherwise. My suggestion is not to make big decisions based on headlines, and to confirm the details for your own lot.
Thinking About What This Means for Your Next Move?
If you are planning to buy or sell in North Vancouver or anywhere in the Lower Mainland and are not working with a REALTOR® yet, I am happy to talk through what these changes could mean for the kind of home you are looking at, and I will always point you to your municipality and a lawyer for the details. I am always just a call or text away. Let's Unlock Your Happy.
Keep Reading
- Understanding BC's Housing Revolution: Bill 44 and Bill 25 Explained for Homeowners
- DRIPA After the BC Election: What Homeowners Need to Know
- What Is a Coach House? Laneway Homes on the North Shore
Frequently Asked Questions
Has Bill 44 been repealed?
No. As of November 9th, 2026, Bill 44 is still law in BC. The incoming Conservative government has said it plans to roll it back, but no bill has been introduced.
When will Bill 44 be repealed or changed?
No date has been set. Any change would need a new bill to pass the legislature, and the government has not said whether it will repeal the law or amend it.
If Bill 44 is repealed, can I still build a multiplex?
It would likely depend on your municipality. Bill 44 required councils to update their own zoning bylaws, and those bylaws stay in place unless the council or the Province changes them. Check with your municipality's planning department.
What happens to multiplex projects already approved or in progress?
The new government has not announced any transition rules. If you have a project underway, speak with your municipality and a real estate lawyer.
Does Bill 44 apply in North Vancouver?
Yes, it is provincial law, but the City and the District of North Vancouver are separate municipalities with different rules. The District allows up to three units on most single-family lots (a house, a suite and a coach house), and in April 2026 its council voted not to move to four to six units. The City allows up to four units on more than 4,000 properties, and its plan for six units near frequent transit is still being worked on.
Are the provincial housing targets ending too?
Premier-designate Lorne Doerkson has committed to removing the five-year housing targets set under the Housing Supply Act. That would also need legislative or regulatory change, and no date has been announced.
A quick note
This post is general information only. It is not legal, tax or financial advice. Rules can change, and these were last checked on November 9th, 2026. For advice on your own property, please speak with a real estate lawyer or notary, and confirm zoning with your municipality. This post is also not intended to interfere with an existing client relationship. If you are already working with a REALTOR®, please reach out to them with your questions, since they know your file best.
About the Author
Julia Beeger is a REALTOR® with Oakwyn Realty in North Vancouver, helping buyers and sellers across the North Shore and the Lower Mainland. You can learn more about her here.
Sources
- Province of British Columbia, "Small-scale, multi-unit housing": https://www2.gov.bc.ca/gov/content/housing-tenancy/local-governments-and-housing/housing-initiatives/smale-scale-multi-unit-housing
- Daily Hive, "Conservative government to roll back BC NDP's housing rules, give cities more control," October 30, 2026: https://dailyhive.com/vancouver/bc-conservatives-ndp-housing-legislation-amendments-changes
- Daily Hive, "'I will govern for everyone': B.C. premier-elect Lorne Doerkson lays out priorities of incoming Conservative government," October 26, 2026: https://dailyhive.com/vancouver/lorne-doerkson-bc-premier-elect-conservative-government-priorities
- Victoria Residential Builders Association, "Doerkson Should Pump the Brakes: Bill 44 Increased Missing Middle Housing 47%," October 29, 2026: https://www.vrba.ca/news/doerkson-should-pump-the-brakes-bill-44-increased-missing-middle-housing-47/
- Russil Wvong, "Lorne Doerkson rolling back BC's multiplex mandate" (summarizing CTV News, October 29, 2026), November 2, 2026: https://morehousing.substack.com/p/multiplex-rollback
- Howard Chai, "The BC Conservatives Are Forming Government. Here's What They've Promised," October 25, 2026: https://howardchai.substack.com/p/bc-conservatives-lorne-doerkson-2026-platform-housing-real-estate-business-finance
- Global News, "BC Conservative housing plan would scrap density rules, set permit approval deadlines," September 27, 2024: https://globalnews.ca/news/10779404/bc-election-conservative-rustad-housing-policy/
- North Shore News, "District of North Vancouver rejects provincial housing mandate," April 27, 2026: https://www.nsnews.com/local-news/district-of-north-vancouver-rejects-provincial-housing-mandate-12200578
- Legislative Assembly of British Columbia, "How Bills are Passed": https://www.leg.bc.ca/learn/discover-your-legislature/parliamentary-proceedings/how-bills-are-passed
- The Hub, "B.C. Conservatives win majority as Eby's snap election gamble ends NDP rule," October 26, 2026: https://thehub.ca/2026/10/26/b-c-conservatives-win-majority-as-ebys-snap-election-gamble-ends-ndp-rule/
- District of North Vancouver, "Provincial housing legislation," updated April 23, 2026: https://www.dnv.org/community-environment/new-provincial-housing-legislation
- North Shore News, "Province issues West Vancouver 30-day notice to conform with housing rules," July 25, 2024: https://www.nsnews.com/local-news/province-issues-west-vancouver-30-day-notice-to-conform-with-housing-rules-9270398
- North Shore News, "City of North Vancouver prepares for thousands more multiplex homes," January 28, 2026: https://www.nsnews.com/local-news/city-of-north-vancouver-prepares-for-thousands-more-multiplex-homes-11803722
- City of North Vancouver, "Bill 25: Response to provincial requirements": https://www.cnv.org/Community-Environment/Housing/Provincial-Housing-Legislation-Updates/Bill-25,-c-,-Response-to-provincial-requirements
- City of North Vancouver, "Small-Scale Multi-Unit Housing Changes": https://www.cnv.org/Community-Environment/Housing/Provincial-Housing-Legislation-Updates/Small-Scale-Housing-Changes
- CBC News, "West Vancouver passes multi-unit housing bylaws after ultimatum," 2024: https://www.cbc.ca/news/canada/british-columbia/1.7292840
- Narcity (The Canadian Press), "Doerkson won't rule out shortened fall session after provincial election win," October 26, 2026: https://www.narcity.com/doerkson-wont-rule-out-early-session
