A laneway house is a small detached home built at the back of a lot, facing the lane. The City of Vancouver has allowed laneway houses for years, and Burnaby's rules opened up further when it adopted small-scale multi-unit housing zoning. The rules are different in each city, though, and they have changed several times. This guide explains the City of Vancouver laneway house rules and Burnaby laneway home rules in plain language: which lots qualify, how big you can build, and what the permit process looks like.
City of Vancouver Laneway House Rules
Most single-family properties in Vancouver are zoned R1-1 (Residential Inclusive). A laneway house is a permitted use in R1-1, but only in combination with a single detached house (with or without a secondary suite), and only on a lot with vehicle access from the rear lane.
Lot width
The usual minimum is 9.8 metres (about 32 feet), measured at the lane. The Director of Planning can consider narrower lots, down to 7.3 metres (24 feet).
Floor area
A laneway house can have floor area of up to 25% of the lot area, capped at 186 m² (about 2,000 sq. ft.). This replaced the older, smaller limit of 16% of lot area. On a typical 33 x 122 ft lot, 25% works out to roughly 1,000 sq. ft.
Height and storeys
Up to two storeys, with a maximum height of 8.5 metres (28 feet). Setbacks, site coverage, and separation from the main house also limit where the building sits and how it is shaped.
Parking
A parking space is no longer required. If you include open or carport-style parking, it does not count toward the laneway house floor area.
Ownership
The laneway house stays on the same title as the main house. It is used as a rental or for family, not sold as a separate unit.
Burnaby Laneway Home Rules
Burnaby first allowed laneway homes on single-family lots through its housing choices program, then folded them into the new R1 Small-Scale Multi-Unit Housing district when it adopted the province's small-scale multi-unit housing (SSMUH) rules. Under R1, a home at the back of the lot is regulated like any other main building, so the city no longer uses “laneway home” as a separate category.
- No lane required: Rear-of-lot homes are allowed on lots without a lane.
- More options: Burnaby allows more than one rear home, a duplex at the rear, or a laneway home with its own secondary suite.
- Unit limits: Under SSMUH, lots up to 280 m² (about 3,014 sq. ft.) can have up to three units in total, and larger lots up to four. Lots near frequent transit may allow more.
- Lot conditions matter: Burnaby's sloped lots and tree protection bylaw often decide where a rear home can go. A protected tree near the lane can move or shrink the footprint.
Because Burnaby lets the rear building be a duplex or have a suite, the right layout depends on whether you want one rental, two, or a home for family. We usually compare two or three options for a lot before design starts.
Permits and Process (Both Cities)
- Lot review: Confirm zoning, lot width and area, lane access, trees, and where water, sewer, and power will come from.
- Design: Drawings sized to the bylaw limits for your lot, showing floor area, height, setbacks, and separation from the main house.
- Building permit: A laneway house needs a full building permit, plus plumbing, electrical, and gas permits. City review comments are normal and need to be answered before the permit is issued.
- Construction and inspections: Inspections at footings, framing, insulation, and final. The BC Energy Step Code applies to new laneway homes.
- Lot narrower at the lane than at the street, putting it under the width minimum
- A protected tree or a power pole where the laneway house needs to go
- Service connections (sewer, water, electrical) that need upgrading to serve a second home
- Existing garage or accessory buildings that use up allowable site coverage
Laneway House FAQ
Can I build a laneway house in Vancouver?
Most single-family lots in Vancouver are zoned R1-1, which permits a laneway house as long as the lot has vehicle access from a lane and is wide enough. The usual minimum width at the lane is 9.8 metres (about 32 feet), and the city can consider lots down to 7.3 metres (24 feet).
How big can a laneway house be in Vancouver?
Floor area can be up to 25% of the lot area, capped at 186 square metres (about 2,000 square feet). The house can be up to two storeys, with a maximum height of 8.5 metres (28 feet).
Does Burnaby allow laneway homes?
Yes. Burnaby regulates homes at the rear of a lot under its R1 Small-Scale Multi-Unit Housing district. They are allowed even on lots without a lane, and options include more than one rear home, a duplex at the rear, or a laneway home with a secondary suite.
Can I sell a laneway house separately?
In Vancouver, a laneway house stays on the same title as the main house, so it is used as a rental or for family rather than sold on its own. If you want units that can be sold separately, a duplex or multiplex is the usual route.
Do I need parking for a laneway house in Vancouver?
Vancouver no longer requires a parking space for a laneway house. If you do include an open or carport-style parking space, it does not count toward the laneway house floor area.
Building in Vancouver or Burnaby
Thinking about a laneway house?
We'll check your lot against current Vancouver or Burnaby rules and tell you what fits. Call 778-788-2181.
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