[keystone_video id=”B6eWdrqExDo”]
You’ve probably heard the news: your single-family lot in Squamish can now hold up to four homes—and up to six if you are close to transit. The BC provincial government passed Bill 44 to force municipalities to allow density, and the Town of Squamish moved quickly, replacing old RS zones with new R-1 through R-5 designations. Even Pemberton voluntarily opted in. Realtors are pitching these lots as goldmines. Politicians are talking about “gentle density.” But as a builder, I notice that nobody is telling you what it actually costs to build them.
What Did Bill 44 Actually Change?
Under the province’s Small-Scale Multi-Unit Housing (SSMUH) mandate:
- Lots under 280 m²: Municipalities must allow at least 3 units.
- Lots over 280 m²: Municipalities must allow at least 4 units.
- Lots near transit (Frequent Transit Networks): Must allow up to 6 units.
This means you no longer have to spend two years fighting for a rezoning variance to build a multiplex. The zoning is already there. However, just because you can build it doesn’t automatically mean it makes financial sense.
The Real Numbers: What It Costs to Build
Let’s look at hard and soft costs. In the Sea-to-Sky corridor (Squamish, Whistler, Pemberton), construction costs are higher due to geography, labor availability, and seismic/geotechnical requirements.
Hard Construction Costs
For a standard, high-quality multiplex build, expect hard construction costs to range between $300 to $400+ per square foot. If you build a standard fourplex with four 900-square-foot units (3,600 sq. ft. total GFA), the hard construction cost will sit between $1,080,000 to $1,440,000.
Soft Costs & Site Work
Before you pour concrete, you have to pay for:
- Architecture & Engineering: $40,000 – $70,000 (structural, geotechnical, civil, and mechanical).
- Municipal Permits & Fees: $20,000 – $40,000.
- Utility Hookups (BC Hydro civil work, water, sewer): $30,000 – $60,000.
- Landscaping & Offsite Works: $25,000 – $50,000.
All-in, you are looking at $350,000 to $600,000 per door to bring a fourplex to occupancy.
The Cost Trap: Part 3 Building Code
Here is the biggest trap that catches owner-builders off guard. Under the British Columbia Building Code, residential builds are split into two categories:
- Part 9 (Housing and Small Buildings): Standard residential construction rules. This applies to single-family homes, duplexes, and triplexes.
- Part 3 (Fire Protection, Occupant Safety, and Accessibility): This is the commercial/complex building code.
The moment you build 4 or more units on a single lot, you trigger Part 3 of the BC Building Code. This trigger adds significant requirements:
- Fire-rated separations between units.
- Commercial-grade fire sprinkler systems (often requiring a dedicated, larger water main connection).
- Accessibility requirements (barrier-free pathways, wider doors).
- Mandatory professional coordinating registered professionals (CRPs) to sign off on the engineering.
This code transition alone can add 15% to 20% to your budget compared to a standard duplex or triplex build. Additionally, all new multi-unit developments in Squamish must meet Energy Step Code 3 requirements, which means budgeting upfront for premium insulation, high-efficiency heat recovery ventilation (HRV), and triple-pane windows.
The Bill 25 Deadline: June 30, 2026
If your local municipality has been dragging its feet on zoning updates, their time is up. In November 2025, the province passed Bill 25 (the Enforcement Act). It sets a strict compliance deadline of June 30, 2026. If a municipality fails to update its bylaws by this date, the provincial government has the legal authority to step in and set site standards directly, overriding local councils. For lot owners, this means zoning certainty is coming fast.
Does a Fourplex Project Pencil Out?
Building a multiplex is a business decision.
When it Pencils Out:
- Low Acquisition Cost: You already own the land, or you bought it before the Bill 44 speculation boom.
- Strong Resale Market: The finished units can be sold as individual strata homes or held as high-yield long-term rentals.
- Experienced Management: You have a professional Project Manager running the schedule, negotiating trade contracts, and handling municipal inspections.
When it Doesn’t Pencil Out:
- Overpaying for Land: Buying a lot at a premium based on “potential” units.
- No Part 3 Experience: Attempting to manage a complex Part 3 build as an owner-builder. One delay with a BC Hydro service connection or a failed geotechnical review can burn $50,000 in carrying costs.
The Value of a Construction PM
An architect’s job is to design a beautiful building that fits the zoning. A Project Manager’s job is to build it on time and on budget. At Keystone Possibilities, we act as the PM. We coordinate the sub-trades, manage municipal compliance, schedule inspections, and handle the complex civil connection work with BC Hydro, water, and sewer lines.
If you own a lot in Squamish, Whistler, or Pemberton and want to know what Bill 44 means for your property, let’s talk. We look at the land, verify the municipal rules, and build a realistic cost outline before you hire an architect.
Credentials & Verification:
• BC Housing Licensed Builder #52603 (verify at OrgBook BC)
• BC Hydro Registered Civil Contractor (verify on BC Hydro Contractor List)
Contact Keystone Possibilities today to discuss your site scope.
Explore the wider Keystone network of high-performance building, metabolic engineering, and focus aesthetics:
| 🏗️ Custom Build & PM Hub: | Keystone Possibilities Ltd. |
| 🎥 YouTube – Luxury PM: | @KeystonePossibilities |
| 🧬 YouTube – Health & Peptides: | @KeystoneProtocols |
| 🎹 YouTube – Focus Music: | @KeyStoneRecomposition |
| 🎵 Health & Music Blog: | Keystone Recomposition |