Laneway Homes in Burnaby (2026): What Can You Build Under the New Housing Rules?
Now is a good time to revisit Burnaby Laneway Homes if you did some research on it a few years back. The building codes are changing.
The new Burnaby Zoning Bylaw, effective July 1, 2026 brought changes for property owners that affect the way laneway homes are treated by the City of Burnaby.\
The City of Burnaby has officially stopped referring to these buildings as "laneway homes" in the new regulations, and they are now treated similarly to other primary single-family residences.
2026 research for laneway homes in Burnaby may provide more options for configurations than a single small home built behind a main house.
Can You Still Build a Laneway Home in Burnaby?
As of the time of writing, you can.
Homes known within Burnaby as laneway homes, are still allowed to be built in the R1 Small-Scale Multi-Unit Housing District.
A key new development is that these homes are now allowed to be built on sites without a rear lane (previously laneway homes were not allowed to be built on sites without a lane).
In the current system, the term “laneway home” is slightly of a misnomer, since a laneway is not required for the construction of a residential building that looks and functions like a laneway home.
What Changed in Burnaby’s Housing Rules?
These changes are part of a larger shift towards Small-Scale Multi-Unit Housing (SSMUH).
Provincial legislation regarding housing mandated that Burnaby and other municipalities allow housing on properties that previously restricted housing to single or dual unit family homes.
Since that time, Burnaby reorganized the Zoning Bylaw implanting significant changes.
Depending on the legislation that applies, the R1 zoning district permits the following types of housing:
- Single Family Homes
- Duplexes
- Multiplexes consisting of three or more primary units
- Cottage courts or cottage clusters
- Rowhouses
Laneway homes are considered an allowable housing option in the R1 district.
House owners should no longer envision the yard only in terms of the potential for a single accessory dwelling.
What Housing Options Might Be Permitted?
There is no single answer for every Burnaby lot.
Provincial changes permit up to three units on some smaller lots of residential property. On larger lots of more than 280 m2, up to four units may be permitted.
Physical proximity to frequently used transportation allows some lots the option of six units.
The City of Burnaby, in its explanation, indicates that the number of units permitted on a lot depends upon the size of the lot as well as the nearness to frequently used transportation.
Secondary suites are considered units on a given lot.
Therefore, homeowners need to be informed about the customized regulations pertinent to their address.
Multiple Rear Homes May Be Constructed
This is one of the more significant alterations to the regulations.
Burnaby states that the current regulations permit more forms of housing on the rear of a given lot.
Possibilities may include:
- multiples of the laneway house model
- semi-detached or duplex housing units in the rear
- laneway housing with a secondary suite
The actual development that can occur is dependent on the property and its zoning, and building regulations.
For laneway homes in Burnaby, property owners have much more to consider than a main house and one small accessory unit.
You may not need a laneway.
In the past, with the name itself being a rear laneway, most thought a rear laneway was required.
Under the new Burnaby regulations, R1 SSMUH properties can host permitted SSMUH Housing forms without a rear laneway.
For many, rear yard housing was something that could be ignored in the past.
This means that not every single rear yard has the potential to allow additional building, but the placement of the building has to be looked at along with the conditions on the site and the servicing of the building along with the other regulations.
Secondary Suites Provide An Addition To Laneway Housing
Secondary suites are permitted in various S SMUH Housing forms in Burnaby.
This includes single family, duplexes, and multiplexes (laneway houses).
One secondary suite per dwelling unit is allowed, and would count against the maximum number of units permitted on the property.
For many families, this may allow for multi-generational living. For others, it may mean additional housing or rental units.
The most important aspect of this is viewing a property as a whole rather than building singularly and seeing the impact it has on the total permitted number of units.
Start With Your Property, Not a Floor Plan
It's tempting to find and pin a cool laneway house floor plan on Pinterest, only to imagine how it'll look in your own backyard.
But you need to start with your property.
The City advises property owners to check the zoning and characteristics of their property as a first step in the application process to build a new home. BurnabyMap can help you pinpoint zoning and navigate rules revolving around lot dimensions and coverage, building height, depth and placement among other things.
There are also property-specific considerations, such as:
- easements and rights-of-way
- streamside protection
- heritage
- archaeology
- covenants
- land-use permits
- trees and landscaping.
An experienced builder can help designers and consultants sort out how these issues will affect the project.
At 88 Homes, we take this site-first approach to residential construction. Knowing what's possible helps avoid designing a project that will ultimately need to undergo significant changes.
Permits Are Still Required
The changes to new housing policy do not remove the need for permits.
New home and SSMUH construction in Burnaby means obtaining the requisite approvals and permits before construction can begin. Until 2026, paper applications for building permits can be submitted in person; starting in 2026, digital building permit applications will be accepted through the My Permits Portal.
For some projects, a development permit may be required before a building permit application can be made or issued, based on the changes that came into effect on July 1, 2026.
Engineering pre-application approvals are also a part of the process.
Once construction starts, the work must pass the inspections.
Legal occupation of the new dwelling is permitted after final approval.
Think About the Main Home and Rear Building Together
Good laneway-style developments are not about fitting yet another structure on a given lot.
Privacy, access, relationship of structures to one another, natural lighting, and use of the outdoors are all important considerations.
Cohesion and solid design are also extremely important.
At 88 Homes, the process is about designing the whole lot, rather than simply how the individual buildings fit together. This is especially important when more than one lot will be occupied by different families.
A careful layout can create private spaces without producing a divided and overcrowded sense of a lot.
Build for Burnaby's Climate and Energy Requirements
Climate and the location's wetness have a major impact on the way buildings need to be designed on the Lower Mainland. This also impacts roofing, drainage, window, and exterior wall design. Climate is a major consideration for the design of the building envelope.
New buildings in Burnaby are required by the Building Bylaw to meet the minimum requirements of the Energy Step Code and Zero Carbon Step Code.
Our use of building materials that focus on health and the environment are some of the techniques that can be incorporated on a smaller build, ensuring efficiency and personal comfort through consistent year-round climate control.
Is a Laneway-Style Home Right for Your Property?
More choices created by Burnaby's 2026 design standards mean homeowners have to better understand their properties before building.
A traditional rear-detached home may be appropriate.
Another building design might work for a duplex-style rear building, multiple units, or some other arrangement with the SSMUH.
So, questions about whether homeowners can build a laneway house shouldn't be the first type of questions asked.
A better approach is to ask how different owners can best utilize their Burnaby properties.
88 Homes offers its clients the opportunity to analyze and fine-tune the design of the future project based on site and construction considerations.
Given the revised policies, homeowners are now aiming for quality and family-friendly housing designs that meet their needs, rather than rushing through the construction of a house.
