Burnaby Rear Principal BuildingBurnaby Laneway Homes Under R1 SSMUH District
What is a Rear Principal Building?Formerly called laneway homes, rear principal buildings are now a regulated housing type under Burnaby's R1 SSMUH Zoning Bylaw — unlocking new income and housing potential on your lot.
The New Name for Burnaby Laneway Homes
Since July 1, 2024, Burnaby's updated Zoning Bylaw formally replaced the term "laneway home" with rear principal building — a detached dwelling unit constructed at the rear of a lot under the new R1 Small-Scale Multi-Unit Housing (SSMUH) District.
The name change reflects a significant regulatory upgrade. These structures are no longer treated as secondary accessories to a main house. Instead, they're classified as full principal buildings — meaning they can be occupied as stand-alone primary residences, held under separate ownership arrangements, and built to full BC Building Code residential standards.
What changed just as importantly is where they can be built: under the provincial Bill 44 legislation that Burnaby adopted, rear principal buildings are now permitted even on lots without a rear lane. The lane is optional, not required.
From "Laneway Home" to Rear Principal Building
The City of Burnaby removed the term "laneway home" from its Zoning Bylaw in 2024. The reason? The new provincial legislation allows these homes on lots without lanes — making the word "laneway" technically inaccurate and unnecessarily limiting. The new term, rear principal building, captures the true scope: a full residential dwelling at the rear of the lot, regulated identically to any other principal structure on site.
Many residents still use "Burnaby laneway home" or "laneway house Burnaby" colloquially, and both searches will correctly refer to this housing form.
What You Can Build: Technical Zoning Regulations
Under Burnaby's R1 SSMUH District (effective July 1, 2024, as amended October 2025), rear principal buildings are governed by the following development regulations.
| Maximum Height | 7.5 m | Sloped roof. Flat roofs are limited to 7.0 m. Maximum 2 storeys (basement inclusive). | |
| Storeys | 2 | Rear principal buildings are capped at 2 storeys including any basement level. | |
| Lane Setback | 1.5 m | Minimum setback from the rear lane (or rear lot line where no lane exists). | |
| Interior Side Yard | 1.2 m | Required on each interior side for rear principal buildings across all unit configurations. | |
| Building Separation | 6.0 m | Minimum required separation between a front principal building and the rear principal building on the same lot. | |
| Max Lot Coverage | 40-55% | All buildings combined. Lots under 567 m² are limited to 40%; rowhouse lots to 55%. | |
| Outdoor Space | 10 m² | Each primary dwelling unit must have an exclusive outdoor amenity area of at least 10 m², with a minimum width of 2.0 m. | |
| Secondary Suites | Permitted | A secondary suite may be added within a rear principal building, counting toward the total permitted dwelling unit count on the lot. |
Rear Principal House, Smallworks 2026
Permitted Units by Lot Configuration
| Unit Count | Minimum Lot Area | Max Lot Coverage | Front Principal Max Height | Rear Principal Max Height | |
|---|---|---|---|---|---|
| 1–2 Units | No minimum | 40% (lots <567 m²) 30% (lots >567 m²) | 2.5 storeys / 10 m (sloped) | 2 storeys / 7.5 m | |
| 3–4 Units | 281 m² (for 4 units) | 40% | 3 storeys / 10 m (sloped) | 2 storeys / 7.5 m | |
| 5–6 Units — FTNA Only | 281 m² | 45% | 3 storeys / 10 m (sloped) | 2 storeys / 7.5 m | |
| Rowhouse | Max 280 m² per lot | 55% | 3 storeys / 10 m (sloped) | 2 storeys / 7.5 m |
October 2025 Amendments:
| Burnaby City Council reduced permitted building heights and floor areas in October 2025. Rear principal buildings are now firmly capped at 2 storeys, with overall floor area reduced by 33–60% depending on the housing type, unit count, and lot size. Always verify current regulations with the City's Planning Department or consult a qualified designer before proceeding. |
The ProcessBuilding a Rear Principal Building
Building a rear principal building in Burnaby involves navigating zoning compliance, City approvals, and construction — all of which we manage end-to-end. Here's how a typical project unfolds.
01 — Site Assessment & Feasibility
We begin by reviewing your lot's R1 zoning parameters — lot area, coverage limits, setbacks, lane access, and proximity to frequent transit — to determine how the project can fit goals. This includes maximum size, how many units are permissible, and where the rear principal building can be sited. We flag any heritage overlays or heritage-related relaxation provisions under Section 101.6.4 of the Zoning Bylaw.
02 — Design & Schematic Development
Our designers work with you to develop a design that combines your goals and budget within the city’s regulations. We optimize for natural light, privacy between the front principal building (minimum 6.0 m), required outdoor amenity space (10 m² minimum per unit), and your tenure goals — rental, multigenerational, or resale.
03 — Engineering Pre-Application
Before a Building Permit can be submitted, the City of Burnaby requires an Engineering Pre-Application Approval covering servicing, drainage, and site access.
We prepare and submit the full Engineering pre-app package on your behalf. Complete submissions typically take approximately 15 business days for City review. We respond to any Engineering requirements and obtain sign-off before advancing to permit.
04 — Building Permit Application
With Engineering pre-approval in hand, we submit the Building Permit (BP) application. The BP package includes architectural, structural, mechanical, and electrical drawings.
Separate sub-trade permits for electrical, plumbing, gas, and heating are coordinated concurrently.
05 — Construction
With Building Permit issued, our construction team breaks ground. We build to BC Building Code residential standards and coordinate City inspections at key stages: foundation, framing, insulation, and final.
Use CasesWho Builds Rear Principal Buildings in Burnaby?
Multigenerational Living
Keep aging parents or adult children close without sharing a roof. A fully independent rear principal building on your lot gives family members their own kitchen, entrance, and living space — preserving privacy while staying connected. With a 6.0 m minimum separation from the main house, each home enjoys its own outdoor zone.
Rental Income & Mortgage Helper
Burnaby's rental market is among the tightest in Canada. A rear principal building rents as a full residential unit, not merely a suite — commanding market rents that can meaningfully offset your mortgage. With up to a secondary suite inside the rear building itself, some configurations unlock two rental units at the rear of a single lot.
Infill Investment & Land Value Unlock
Burnaby lots with lane access are prime candidates for adding density. A rear principal building adds a legally separate residential unit that increases the overall value of the property and its attractiveness to future buyers. In Frequent Transit Network Areas, up to 6 units total are permitted — making larger lot configurations a serious investment opportunity.