Policy Brief Bill 44 and Richmond’s RSM Zoning: A density-upgrade opportunity for roughly 27,000 residential lots Provincial legislation is now in force, opening a density-upgrade opportunity for approximately 27,000 residential lots. This brief takes you from understanding the policy to acting on it, in one place.
- Policy: Bill 44 · Bill 25
- Jurisdiction: City of Richmond · BC
- Bylaw Reference: Bylaw 8500 · 10573 · 10631
01 — Policy Context: What are Bill 44 and Bill 25? In 2023, British Columbia passed the Small-Scale Multi-Unit Housing legislation (Bill 44), requiring every municipality with a population over 5,000 to permit 3–6 residential units on lots that previously allowed only a single detached home. This is the most significant zoning reform in decades. In 2025, the Province went further with Bill 25, strengthening enforcement, making clear that municipalities may not circumvent these requirements by any means, and setting June 30, 2026 as the deadline for updating Official Community Plans (OCPs) and zoning bylaws.
For owners, this means you do not need to apply for rezoning — as long as your lot meets the RSM zoning standards, you can develop directly under the new density.
02 — Zoning Breakdown: Richmond’s RSM Zone and Its Four Sub-zones Through Bylaw 10573 (June 2024), the City of Richmond established the RSM zoning framework under Section 8.19 of Zoning Bylaw 8500, later refined by Bylaw 10631 (March 2025): the maximum building height was raised to 10.0 m and the Development Permit (DP) requirement was removed.
| Sub-zone | Lot Area | Near Transit? | Max Units |
|---|---|---|---|
| RSM/S | ≤ 280 m² | No | 3 |
| RSM/M | 280 – 560 m² | No | 4 |
| RSM/L | > 560 m² | No | 4 |
| RSM/XL | > 280 m² | Yes (within 400 m) | 6 |
* Land within the Agricultural Land Reserve (ALR) is not eligible for RSM zoning. If your lot falls within the ALR, this must be confirmed separately.
03 — How to Proceed: Four Steps to Assess Your Lot’s Potential
- Confirm your lot’s zoning — Open the Richmond Interactive Map (RIM), enter your address, and check whether the current zoning has been updated to an RSM sub-zone.
- Measure your lot area — Confirm the net lot area through the Land Title Office or a surveyor to match RSM/S, M, L, or XL.
- Check transit distance — If your lot is larger than 280 m², confirm whether it lies within 400 m of a designated frequent-transit stop to determine eligibility for RSM/XL (6 units).
- Consult municipal planning — Contact Richmond’s Zoning department (zoning@richmond.ca / 604-276-4017) for final eligibility confirmation, particularly for lots near ALR boundaries.
RSM-zoned projects no longer require a Development Permit, significantly shortening the approval timeline and meaningfully reducing development cost and schedule risk.
04 — Key Dates: Critical Compliance Deadlines
- June 2024 — Completed: Richmond passed Bylaw 10573, completing the first phase of Bill 44 compliance — roughly 27,000 lots were formally brought into RSM zoning.
- March 2025 — Completed: Bylaw 10631 passed; maximum building height raised to 10.0 m, DP requirement removed, OCP updated in step.
- June 30, 2026 — Pending: Bill 25 final compliance deadline — municipalities must complete a full update of their OCP and zoning bylaws.
05 — Risk Advisory: Common Misconceptions and Cautions
- ⚠ Steveston exemption: The Province has approved Richmond’s request for an exemption for the Steveston area, where the SSMUH compliance deadline is extended to December 30, 2030, because sanitary-sewer infrastructure replacement work is not yet complete. If your lot is in this area, note that current zoning restrictions still apply.
- ⚠ ALR land excluded: Lots within the Agricultural Land Reserve are not covered by RSM zoning. Before developing, always confirm the lot’s ALR status through BC Assessment or the municipality.
- ⚠ Parking rules updated: For lots within a Transit-Oriented Area (TOA) or within 400 m of a designated transit stop, the minimum parking requirement has been reduced to zero, which can substantially improve the usable buildable area of the lot.
Development Brief — This article is for reference only and does not constitute legal or investment advice. For specific projects, please consult a licensed planner or lawyer.
