It has been just 18 months since British Columbia launched Bill 44—the Small-Scale Multi-Unit Housing (SSMUH) initiative—and already the landscape of urban development in the province has shifted in ways few could have predicted. Hundreds of multiplex permit applications have been submitted across B.C., the first wave of completed projects is beginning to emerge, and municipalities that once resisted density are now formally adopting the provincial framework. Just this week, the City of North Vancouver officially passed its zoning amendments, opening the door to multiplex development across one of the most land-constrained communities in the region.
On paper, this all signals momentum. But in practice, the path to delivering “Missing Middle” housing has proven far more complex.
Nowhere is that tension clearer than in Burnaby—one of the earliest and most enthusiastic adopters of Bill 44, and now one of the loudest voices pushing back. Residents have raised concerns about scale, height, setbacks, and parking. And in response, the city has revised its bylaws, reducing allowable height, shrinking lot coverage, expanding setbacks, and increasing parking requirements. These changes may soothe neighbourhood discomfort, but they also directly affect the number of new homes that can realistically be built. We also get into a new, one of a kind single family project launch in Burnaby that is uniquely suited for downsizers and/or growing families.
To help us understand what all of this means—not just for Burnaby, but for housing supply across the entire Lower Mainland—we’re joined by someone at the forefront of multiplex development: Bill Laidler. Bill is a leader in the Missing Middle space, with more than 400 homes in development. He is a developer, educator, and one of the most articulate advocates for creating generational housing—helping grandparents live near their grandkids, while unlocking attainable ownership for young families. His previous two appearances on this channel are among our most viewed ever.
Today, Bill walks us through the real impacts of Bill 44 so far: what’s working, what isn’t, and how recent municipal pushback could reshape the next decade of housing supply. We discuss the political friction between provincial goals and municipal authority, examine the Burnaby bylaw changes in detail, and explore whether multiplexes can meaningfully improve affordability—or risk becoming another high-priced, low-yield form of stratified ownership.
We also dive into the biggest challenges affecting feasibility today: high construction costs, stricter parking requirements, and the difficulty builders face securing financing for small-scale multi-unit projects. Bill offers candid insight into which barriers matter most—and what practical solutions could unlock real progress.
Finally, Bill shares a behind-the-scenes look at some of Laidler’s upcoming multiplex communities and how they aim to set a new standard for livability, design, and family-oriented density.
If you're wondering where the future of multi-family real estate investment is going and you want to understand where Missing Middle housing is truly headed—this is a conversation you won’t want to miss.
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Dan Wurtele, PREC, REIA
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Ryan Dash PREC
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ryan@thevancouverlife.com
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