Common questions
answered honestly

SSMUH stands for Small-Scale Multi-Unit Housing — provincial legislation (Bill 44) that requires municipalities like Port Moody to allow more homes on residential lots. Port Moody amended its zoning bylaw in June 2024 to comply. In practical terms, most single-family lots between 280 m² and 4,050 m² can now have up to 4 units by right (no rezoning required). Lots within 400 metres of a frequent transit stop (bus service every 15 minutes or better) may qualify for up to 6 units. Lots under 280 m² can have up to 3 units. You still need to meet setback, height, and design requirements and obtain a building permit — but the major political hurdle of rezoning is gone.

Most single-family (RS) and duplex-zoned (RT) lots qualify — the City estimates 3,709 lots are eligible for up to 4 units and 515 lots qualify for up to 6 units. However, lots in the Moody Centre and Inlet Centre SkyTrain Transit-Oriented Areas are exempt from SSMUH — they fall under separate Bill 47 (TOA) regulations instead, which allow higher-density development. Heritage properties, lots in certain environmental hazard zones, or lots below minimum size thresholds may also have different rules. The best way to check your specific lot is the Port Moody interactive map, or request a free feasibility study and Dawar will check it for you.

Secondary suite: A self-contained unit inside your existing home (basement suite, in-law suite).

Laneway home: A separate, detached small home at the back of your lot, usually above a garage or standalone.

Fourplex / multiplex: A single building containing multiple self-contained homes — can be stacked (like a small apartment building) or side-by-side (like townhomes). Under SSMUH, Port Moody allows configurations of up to 4 units on most lots and up to 6 near frequent transit.

The right option depends on your lot size, your goals, and what you want to keep or remove.

In most cases, no. The SSMUH legislation creates "as-of-right" permissions — meaning if your lot qualifies, multi-unit housing is already allowed without going through a rezoning or development permit process. You still need a building permit, and the design has to meet all applicable setbacks and standards, but the major political hurdle (rezoning) is gone.

In many cases, yes. Stratification allows you to create separate titles for each unit and sell them individually — which is often the most financially attractive exit strategy. The ability to strata depends on your lot configuration, unit layout, and whether the design meets strata title requirements under BC's Strata Property Act. This is something to confirm with your architect and lawyer early in the process, as it can affect design decisions.

Yes. Lots within Port Moody's designated Transit-Oriented Areas (TOAs) around the Moody Centre and Inlet Centre SkyTrain stations are actually exempt from SSMUH — they're covered by separate provincial legislation (Bill 47) that allows significantly higher density, including buildings of 8–20 storeys depending on proximity to the station. If your lot is near a SkyTrain station, the development potential may be much greater than a standard SSMUH fourplex. Dawar can clarify exactly which set of rules applies to your property.

Feasibility is the process of checking whether a project can actually work — both technically (does zoning allow it, will the design fit on the lot) and financially (do the numbers make sense for your goals). Many homeowners spend months talking to architects and contractors before finding out a basic zoning issue makes their plan unworkable. A feasibility review catches those problems in the first conversation, not after you've spent money.

Yes. Dawar reviews your lot, looks at zoning, and gives you a real preliminary answer — at no cost and with no obligation to work with him further. If you want to go deeper, there are paid consulting options. But the initial feasibility check is genuinely free.

Often yes. Under SSMUH, lots as small as 280 m² can qualify for up to 4 units, and lots under 280 m² can still have up to 3. Many Port Moody lots that look too small for a full multiplex turn out to qualify for a secondary suite or laneway home — both of which can add significant value and income. The only way to know is to check, which is what the free feasibility study is for.

Just your property address and a general sense of your goals (rental income, family housing, maximize value, etc.). Dawar can pull the zoning and lot data himself. If you have a survey or site plan, that's helpful but not required to get started.

From first conversation to move-in, expect 18–30 months for a straightforward project. This includes: feasibility and design (2–4 months), permit submission and approval (3–9 months depending on complexity), and construction (8–14 months). Timing varies depending on project scope, design complexity, and current City processing times. Dawar can give you a more specific estimate once he knows your scenario.

Not necessarily. If you're adding a secondary suite or a laneway home, you keep your existing structure. If you're doing a full fourplex redevelopment, you typically demolish and build new — but some configurations allow phasing so you're not displaced all at once. The right approach depends heavily on the condition of your existing home and your personal situation.

This depends on the project. If you're adding a laneway home only, you stay in your existing house throughout. If you're doing a full redevelopment, you'll need temporary housing during the build — typically 10–14 months. Some homeowners rent in the interim; others stay with family. This is a real planning consideration and something to factor into your financial projections.

For a typical multiplex project you'll work with: an architect or building designer (to draw the plans and submit to the City), a general contractor (to build it), and likely a mortgage broker or lender familiar with construction financing. Depending on complexity you may also need a structural engineer, geotechnical engineer, and/or surveyor. Dawar can refer you to trusted professionals who work specifically in this space.

Yes, and in some cases it's the most financially powerful option — two adjacent lots can unlock configurations that neither lot can do alone. It requires alignment between neighbours on timing, goals, and exit strategy, which is harder than it sounds. But when it works, it can significantly improve the economics. Dawar has explored this scenario and can walk you through what it looks like in practice.

Absolutely. Now that your lot can potentially hold 4–6 units, it may be worth significantly more to a builder than it was as a single-family lot. Dawar works with vetted builders and developers who are actively looking for SSMUH-eligible properties in Port Moody. He can help you understand what your lot's development value is and connect you with the right buyer — whether that's an outright sale, a joint venture, or an equity-share arrangement.

Rough ranges (Metro Vancouver, 2025/2026):

Secondary suite addition: $80K–$160K
Laneway home: $250K–$450K
Full fourplex redevelopment: $1.2M–$2.2M+

These are construction costs only and don't include soft costs (architect, permits, engineering) which typically add 10–18%. The right number for your project depends on size, finishes, site conditions, and current contractor pricing. Dawar will walk you through realistic numbers for your scenario during a consulting session.

Common approaches include: refinancing or using a HELOC on your existing home (most common for smaller projects), construction financing through a lender who specializes in small-scale development, a co-development partner who brings capital in exchange for a share of the project, or selling the completed units (if stratified) to recoup costs. The right approach depends on your equity position, income, and risk tolerance. This is a core part of what Dawar covers in consulting.

Port Moody rental rates (2025/2026 averages):

1-bedroom: $1,900–$2,400/month
2-bedroom: $2,400–$3,100/month
3-bedroom: $3,100–$4,000/month

A fourplex with a mix of units could generate $8,000–$11,000/month in gross rental income. These are market estimates — actual rents depend on finishes, location within Port Moody, and market conditions at the time you're renting. Rental rates in Port Moody have fluctuated recently, so Dawar uses current data when modelling your scenario.

A few worth knowing about: CMHC's MLI Select program offers favourable financing for purpose-built rental projects, including reduced premiums and amortizations up to 50 years — though it applies to buildings with 5 or more units, so a standard fourplex wouldn't qualify on its own (a sixplex or a joint project with a neighbour might). BC Hydro and FortisBC offer energy efficiency rebates for new construction that meets certain standards. Some municipalities also have reduced development cost charges (DCCs) for affordable rental housing. These programs change frequently — ask Dawar about what's currently available during your consulting session.

The free feasibility study is a preliminary check: Dawar looks at your lot, reviews zoning, and tells you whether your property qualifies and what scenarios are worth exploring. It's quick — he gets back to you within one business day.

A consulting session goes much deeper: detailed financial modelling, team recommendations, process planning, co-development options, and a clear go/no-go recommendation specific to your situation. It's for homeowners who are past "could this work?" and into "how do we actually do this?"

Dawar is a licensed realtor with the Zada Group, and if you choose to sell your property, purchase a development lot, or work with one of his builder contacts, he can act in that capacity. But the consulting relationship is separate from a real estate transaction — you can work with him for consulting without ever buying or selling through him. He's upfront about where those interests overlap and where they don't.

Three things. First, he was the first homeowner in Port Moody to move a multiplex application forward — so he's not giving you theory, he's sharing what he learned by actually doing it. Second, when the SSMUH rules were adopted, he sat down directly with City of Port Moody department heads and planning staff to understand exactly how the new rules would be interpreted and enforced. Third, he completed specialized professional training focused specifically on small-scale multi-unit housing development — not a weekend seminar, but a rigorous program covering construction, financing, and the regulatory landscape.

No. The earlier you get a clear read on your options, the better your decisions down the road — including whether to renovate, hold, or start the multiplex process now vs. later. Most people who reach out early end up making better choices than those who wait until they've already committed to something. The free feasibility study costs you nothing and leaves you with more information than you had before.