What is Bill 44?

Bill 44 is officially known as the 'Housing Statutes (Residential Development) Amendment Act 2023'. It is one of the most significant housing laws passed in British Columbia in recent years.  Bill 44 was created to help address the province's ongoing housing shortage by changing how residential development works, especially in cities and towns with more than 5000 residents.

What 'Bill 44' Changes

Traditionally, many neighbourhoods in BC were limited to single family homes which by definition are houses where only one household lives on a lot.  Bill 44 rewrites those rules to allow more housing types on those same lots. This includes:

• Triplexes

• Fourplexes

• Laneway homes

• Other small scale multi-unit housing

In many areas, residents can now build 3 to 6 housing units where only one used to be allowed. In places close to frequent transit service, even more units may be permitted. 

Why the Change Matters

The province estimates that Bill 44 could unlock the creation of hundreds of thousands of new housing units over the next decade which will potentially ease housing prices and increase supply in high demand.

Local governments must update official community plans and change zoning restrictions so that small scale multi-unit housing is allowed on previously single family lots. This shift aims to make it faster and easier for builders and homeowners to propose new housing options. 

In many cases, Bill 44 also reduces or eliminates public rezoning hearings,  speeding up the development process for projects that follow official plans.

How It Affects Residents in BC

 Homeowners 

• Some people worry about change in neighbourhood character, especially where new multi-unit buildings replace single homes. 

• You may be able to build more units on your property than before, such as a laneway home or multiple rental units.

 Environment & Neighbourhoods 

• Some critics, especially in places like Greater Victoria are concerned about impacts on urban tree canopies, local ecosystems and neighbourhood character, saying that municipalities now have less ability to protect trees and green spaces in development decisions. 

 Local Government Planning 

• Municipal councils now have less control over zoning decisions in residential areas and must align their official community plans with Bill 44’s requirements, even if local residents prefer different rules. 

 Infrastructure Pressure 

• Some communities like Sooke have raised concerns that rapid housing growth could stretch infrastructure (roads, sewer systems, schools) if development outpaces planning and funding. 

What This Means for You

Bill 44 is a major shift in how BC plans and builds housing.  For many people, it could mean:

• More housing options and potential rental homes.

• A chance to use land more profitably or flexibly.

• Change in neighbourhood look and feel.

• Debate over environmental and community planning priorities.

These policy updates signal a decisive change in British Columbia’s approach to the housing shortage. Rather than expanding outward, the province is focusing on adding modest levels of density within established communities. This approach is intended to expand housing choices that fall between detached houses and high rise developments, offering more practical options for families and everyday households. By prioritizing ground level and family suitable homes, the province hopes to improve affordability for middle income earners while maximizing the use of existing roads, utilities, schools and public services.

At its core, the shift acknowledges that maintaining low density neighbourhoods indefinitely is not realistic if British Columbia is to meet the housing needs of a growing population. Whether you’re a homeowner, renter, developer or just curious about how BC is tackling the housing crisis, Bill 44 sets the stage for big changes in the places we live and shapes how BC communities grow in the years to come.

Build Canada Homes: 

A New Era for Canadian Housing

In September 2025, the federal government launched Build Canada Homes which is a bold, centrally coordinated effort to tackle Canada’s chronic housing shortage by significantly increasing the supply of affordable housing nationwide. 

BCH was created as a special operating agency under Housing, Infrastructure and Communities Canada (HICC), with three core mandates:

• Build affordable homes — leading the planning, management and construction of large scale housing projects. 

• Finance affordable housing — offering low cost financing and incentives to non market housing providers, nonprofits, Indigenous communities and others.

• Catalyze the housing industry — promoting modern construction methods (e.g. factory-built / modular housing), leveraging public lands and attracting private capital to scale production.

Overall, the goal was to double the pace of housing construction in Canada over the next decade and make housing more affordable and accessible. The program was capitalized with an initial 13 billion dollars earmarked for land acquisition, financing and construction support. 

In November 2025, the government released the Investment Policy Framework.  The new framework outlines how Build Canada Homes will invest and prioritize projects that are ready to build within 12 months, provide deep and long term affordability, use innovative and fast construction methods, demonstrate strong partnerships and incorporate Canadian made materials. Proposals will soon be accepted through a new online portal launching in late November.

Implications For The Market

Build Canada Homes could reshape the landscape. Here’s how:

• New supply — especially rentals and affordable housing: By enabling large scale builds (including mixed income, non market and supportive housing) BCH could increase overall housing stock easing supply pressure, especially in high demand markets.

• Faster approvals and streamlined process: By consolidating previously fragmented housing programs (federal lands initiatives, financing supports, etc.) under one agency, BCH aims to reduce red tape and speed up housing delivery which means more certainty and predictability for developers and builders. 

• Demand shifts — opportunity for investors & clients seeking affordability: Given rising housing costs, BCH’s emphasis on affordable, non market and mixed income housing may offer new client segments: first time buyers, lower income households, renters and others.

• Potential for development, especially on public lands: Public land is being leveraged to facilitate projects this could create opportunities for redevelopment, conversions and new housing products in markets where land supply is tight. 

Key Data Analysis

 A recent report by Parliamentary Budget Office (PBO) suggests that while BCH is a welcome step, its initial impact will be modest. 

Key takeaways from the PBO report:

• BCH is projected to add around 26,000 units to Canada’s housing supply over the next five years. 

• Roughly half of those units are expected to be 'affordable homes' for low income Canadians. 

• That boost represents only a 2.1% increase to the baseline projection for new home construction over that period modest relative to nationwide housing demand. 

• The PBO notes that total federal spending on housing programs is expected to decline by 56% between 2025–26 and 2028–29, due to expiry of funding for existing programs. BCH only partially offsets that decline.

Simply put: while BCH will help, it’s not a silver bullet to Canada’s housing supply shortage. The program’s early output is relatively limited compared to the size of the problem. Nevertheless for lease holders and buyers, those 26,000 units could be meaningful, especially in tight rental or affordable housing segments.

Insights & Signals Ahead 

 Looking ahead, we should keep an eye on the developments and opportunities related to BCH:

• Requests for Qualifications (RFQs) and land-redevelopment sites: BCH has already issued RFQs for properties in major markets including in Ottawa and Winnipeg. In urban/suburban markets, this may create opportunities for new rental or affordable housing developments.

• Modern construction methods (modular, factory built, mass timber, etc.): As BCH invests in new building technologies, faster construction could lead to more inventory coming to market potentially increasing supply quicker than traditional builds. 

• Shifts in supply vs. market demand impact on rents and prices: If supply increases substantially or even gradually, this could alleviate some pressure on rent growth which might influence demand for resale homes, rental demand and investor interest.

• Affordable / supportive housing: Focusing on rental, lower cost housing or affordable options (seniors, lower income, new immigrants, first time renters/buyers), BCH’s rollout could open new opportunities. 

Progress Made, Challenges Remain

Build Canada Homes represents a significant shift in how the federal government approaches housing supply with centralized, coordinated and strong tools (land, financing, innovation). This signals potential new supply, especially in affordable and rental housing and an evolving market landscape.

However, the numbers released so far show the impact will be modest at least in the short term. The projected 26,000 new units over five years are welcome, but they don’t erase Canada’s broader housing deficit.  BCH is not a quick fix but a meaningful, long term piece of Canada’s housing puzzle.  

If you'd like to have a discussion about how this information may affect your plans for the purchase or sale of a home, please reach out to me!

 
Further Reading & Sources:

Housing, Infrastructure and Communities Canada - Build Canada Homes

Prime Minister Carney launches Build Canada Homes to supercharge homebuilding across the country | Prime Minister of Canada

Small-scale, multi-unit housing - Province of British Columbia

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