A 9-part series - District of North Vancouver’s new residential zoning rules.

Part 4 of 9: New Zoning Rules in Your Backyard

For some District of North Vancouver homeowners, one of the most interesting changes in the new zoning rules may be happening in the backyard.

On qualifying properties in the R2 Urban Detached Residential Zone, the maximum permitted coach-house size increases from approximately 968 sq. ft. to as much as 1,400 sq. ft.

The rules also provide up to an additional 500 sq. ft. of gross floor area on the property for a coach house.

That makes a coach house a much more meaningful housing option than it has traditionally been.

A larger coach house could potentially work for:

• aging parents

• adult children

• extended family

• long-term rental accommodation

• downsizing within your own property

• additional flexible living space

There is an important distinction, however: the coach-house provision applies to qualifying R2 properties. R1 properties outside the Urban Containment Boundary do not receive the same provision.

What does this mean for my property?

A coach house could materially change how a family uses a property — and potentially how a future buyer values it.

But having R2 zoning does not automatically mean a 1,400 sq. ft. coach house will work on every lot.

The existing house, lot dimensions, setbacks, parking, landscaping requirements, access and other site conditions still matter.

So if a coach house is part of your future plans, the right question isn't simply “Is it allowed?”

It is “What could actually work on my particular property?”

And a coach house isn't the only way one property may accommodate more than one household.

Next week: Could Your Property Accommodate More Than One Household?

This article is a general summary and is not intended as legal or planning advice. Property-specific requirements should always be confirmed with the District of North Vancouver.

A 9-part series - District of North Vancouver’s new residential zoning rules.

Part 3 of 9: Could Your Next North Vancouver Home Be Three Storeys?

If the District is discouraging deep underground basements, where does that living space go?

Increasingly, the answer may be up.

Under the new residential zoning rules, a principal house can generally be designed with as many as three storeys, with the storey count including applicable basement and attic living areas.

Maximum overall height will generally be:

• 33 feet (10.1 metres) for a flat or very low-pitched roof

• 38 feet (11.6 metres) for a qualifying pitched roof

There are additional height controls toward the front and rear portions of a property intended to reduce the impact of taller homes on neighbouring properties.

The result could be a gradual change in the way new detached homes in North Vancouver are designed.

Rather than putting significant living space underground, future homes may make greater use of above-ground floors.

What does this mean for my property?

If you are considering rebuilding, don't assume your future home needs to follow the same basic shape as the house currently sitting on the lot.

A three-storey design may provide different options for bedrooms, family areas, views and multigenerational living.

But being permitted to build taller does not necessarily mean you can build a substantially larger house. Overall floor-area limits still apply.

Height, floor area, setbacks, slope and neighbouring properties all work together in determining what can actually be built.

And there is another potentially valuable opportunity under the new zoning — particularly for R2 properties.

Next week: Could You Build a 1,400 Sq. Ft. Coach House on Your Property?

This article is a general summary and is not intended as legal or planning advice. Property-specific requirements should always be confirmed with the District of North Vancouver.

There are a few important developments in the rental market right now that both landlords and buyers should be aware of.

Asking Rents Continue to Ease

The average asking rent in Canada fell to $2,035 in August 2026, down 4.8% compared with a year earlier. That marked the 23rd consecutive month of year-over-year declines.

The national figures do not mean every neighbourhood or property type is behaving the same way, but they do show that renters generally have more choice than they did during the tightest part of the rental market.

For landlords, that may mean paying closer attention to pricing, presentation and how a rental compares with competing properties. For renters, it may create more opportunity to compare options rather than feeling pressure to act immediately.

B.C.’s 2027 Rent Increase Limit Is 2.2%

The Province of British Columbia has set the maximum allowable annual rent increase at 2.2% for 2027, down slightly from 2.3% in 2026. The Province says this is the seventh consecutive year the allowable increase has been set at or below inflation.

Landlords who choose to increase rent must still follow the requirements of the Residential Tenancy Act, including using the proper notice and providing the required notice period.

Buying a Home With a Tenant in Place?

This is an area where buyers need to be especially careful.

A tenancy does not automatically end when a property is sold.

If a buyer intends to occupy the property themselves, the process has to be handled correctly. For purchaser occupancy, B.C. requires the landlord to generate the appropriate notice through the Residential Tenancy Branch web portal and provide the tenant with at least three months’ notice.

That timing can become very important when an offer includes vacant possession.

A buyer may assume that possession day and move-in day will be the same, but if the tenancy notice has not been served correctly — or the dates do not line up — that assumption can create complications.

For that reason, when we are helping someone purchase a tenanted property, we pay close attention to the tenancy, proposed possession date and the wording of the contract well before subjects are removed.

What Does This Mean for Buyers and Landlords?

For landlords, softer asking rents mean it is increasingly important to understand what comparable rental properties are actually asking — and what tenants are choosing.

For buyers, particularly those purchasing a property they plan to occupy, the existence of a tenant should be considered early in the process, not after the offer has been accepted.

The rules around tenancies can affect timing, possession and even whether a particular property is practical for your plans.

If you are buying, selling or considering a rental property, getting advice early can help avoid surprises later.

A 9-part series - District of North Vancouver’s new residential zoning rules.

Part 2 of 9: Thinking About Rebuilding? North Vancouver’s Basement Rules Are Changing

One of the most significant changes in the District’s new residential zoning rules involves basements.

For years, many North Vancouver homes have been designed with substantial portions of their living space below grade. Under the new rules, that approach is changing.

New fully in-ground basements will no longer be permitted.

Partial basements can still be built, but on a sloping lot the basement can generally extend only about 4 feet, or 1.2 metres, into the ground on the downhill side.

The District is essentially shifting usable living space above ground rather than underground.

That does not mean homeowners with existing basements suddenly have a problem.

Existing legal basement construction is not being eliminated, and renovations to existing basements can generally continue subject to the applicable rules and permitting requirements.

The biggest impact is likely to be felt when someone is planning a new house or substantial redevelopment.

What does this mean for my property?

If you are contemplating replacing your home, the new basement rules could significantly affect how the new house needs to be designed.

A floor plan that might have worked under the previous zoning may no longer work in the same way, particularly on sloping North Vancouver properties.

It also means homeowners considering redevelopment should look at the property as a whole rather than assuming they can reproduce the same basement configuration found in neighbouring homes.

The trade-off is that the new zoning provides more flexibility elsewhere — including the possibility of building taller.

And that is where we are going next.

Next week: Could Your Next North Vancouver Home Be Three Storeys?

This article is a general summary and is not intended as legal or planning advice. Property-specific requirements should always be confirmed with the District of North Vancouver.

If you are working with us and would like details about the BCAA home insurance referral offer, just ask us. We are happy to provide the referral information so you can explore the potential savings directly with BCAA.

A 9-part series on the District of North Vancouver’s new residential zoning rules.

Part 1 of 9: Has the Zoning on Your North Vancouver Property Changed?

The District of North Vancouver is undertaking one of its biggest zoning updates in decades, and for thousands of homeowners, the letters attached to their property are changing.

As part of the first phase of the zoning rewrite, the majority of the District’s existing single-family residential zones are being consolidated into two new detached residential zones:

R1 – Rural and Suburban Detached Residential
Generally applies to properties outside the Urban Containment Boundary.

R2 – Urban Detached Residential
Generally applies to properties inside the Urban Containment Boundary.

Approximately 19,693 properties inside the Urban Containment Boundary are moving to R2, while approximately 219 properties outside it are moving to R1.

The objective is to replace a complicated collection of older zoning categories with a simpler framework. But although the zoning names are becoming simpler, the rules themselves contain some important changes.

What does this mean for my property?

Your new zoning designation could affect how a future home is designed, whether a coach house can be built, how basement space is treated, permitted building height, setbacks, landscaping and more.

It is also worth remembering that zoning is only one part of the equation. Lot size, slope, environmental restrictions, parking requirements and the location of an existing home can all affect what is ultimately possible.

If you own a detached home in the District, this is a good time to find out what your property is zoned today — not simply rely on what it was zoned when you bought it.

Thinking about how these zoning changes may affect your neighbourhood?

Explore our North Vancouver community guides for more information about homes, local amenities and real estate in Lynn Valley, Central Lonsdale, Lower Lonsdale, Deep Cove, Edgemont Village and other North Vancouver neighbourhoods.

Next week: Thinking About Rebuilding? North Vancouver’s Basement Rules Are Changing.

This article is a general summary and is not intended as legal or planning advice. Property-specific requirements should always be confirmed with the District of North Vancouver.

1. Take a good look at your roof
You do not necessarily need to climb up there. From the ground, look for missing or damaged shingles, moss buildup, damaged flashing or anything that looks different from last year. If the roof is getting older or you have noticed any signs of leakage, August is a much nicer time to have it inspected than November during the first major rainstorm.

2. Clean gutters and check downspouts
Leaves haven't all fallen yet, but gutters can already contain needles, moss and debris. Make sure water can move freely and that downspouts discharge away from the foundation. On the North Shore, where we get so much rain, this one is particularly important.

3. Walk around the house and think about drainage
Look for areas where soil has settled, drains are blocked or water could pool beside the house. Clear catch basins and perimeter drains where accessible, and make sure landscaping isn't directing water toward the foundation.

This could be one of your strongest points because homeowners often don't think about drainage until there is a problem.

4. Check exterior caulking and seals
Have a look around windows, doors, exterior penetrations and siding. Cracked or missing caulking is relatively inexpensive to address but can allow moisture into places you really don't want it.

5. Service the furnace or heat pump
Before everyone switches the heat back on, change or clean filters and consider booking routine servicing. It is also a good time to check thermostats and make sure vents aren't blocked by furniture.

6. Deal with the fireplace before you want to use it
If you have a wood-burning fireplace, chimney or gas fireplace that hasn't been serviced in a while, deal with it now rather than the first cold weekend of the year.

7. Give decks, stairs and railings a once-over
Look for loose boards, rotting wood, peeling finishes, unstable railings or areas where water tends to sit. Late summer is still a good window for staining, sealing and exterior repairs.

8. Trim back trees and landscaping
Cut vegetation away from the house, roof and gutters. Check for branches that could become troublesome during fall windstorms and make sure exterior drains aren't hidden underneath overgrown plants.

You could also mention that larger tree work is best left to a qualified arborist.

9. Look for the little things you've been ignoring
A dripping exterior tap, slow drain, cracked seal, loose handrail, small stain on a ceiling or musty smell may seem insignificant now. Small clues are often much easier and less expensive to investigate before they become larger problems.

Pay Particular Attention to Water - Gutters, drains, grading, roofs, caulking and vegetation all come back to the same issue here: keeping our considerable rainfall outside the house and moving away from it.

Keep a record of the work you do.

Receipts, warranties, servicing records and invoices are worth keeping. They help you maintain the home properly, and if you eventually sell, they can also give a buyer useful reassurance that the property has been cared for.

Homes rarely need everything done at once. The trick is noticing the little maintenance items early and dealing with them before our wet West Coast weather turns them into something bigger.

On July 20, 2026, District Council adopted the new R1 and R2 residential zones, part of the broader rewrite of a zoning bylaw that dates back to 1965.

1. What has actually changed?

The District has been undertaking a comprehensive rewrite of its zoning bylaw. One objective is to simplify a system that had accumulated many different residential zones over decades. The District has said that 19 existing single-family residential zones are being consolidated into two principal residential zones, R1 and R2.

For homeowners, the important part isn't the name of the zoning bylaw. It's understanding what can now be built on your property.

2. Does this mean every property can suddenly be redeveloped?

This is an important misconception to address.

No. Zoning establishes what may be permitted; it doesn't mean redevelopment will necessarily happen. The District itself makes the distinction that zoning creates the opportunity, while actual redevelopment depends on many other things, including market conditions, construction costs and the economics of the property.

3. What could the changes mean for homeowners?

Depending on the property, zoning can affect things such as:

• the number of homes permitted on a lot

• secondary suites

• coach houses

• the size and form of a new home

• setbacks and building coverage

• opportunities for multi-generational living

• redevelopment potential

The District has specifically described its residential work as supporting more diverse housing, including opportunities for aging in place and multigenerational living.

Every property is different, and the opportunities available will depend on the lot, its zoning and other District requirements. The key is understanding what may be possible for your particular property.

4. Could this affect the value of my property?

Potentially — but zoning is only one component of value. Lot size, location, topography, access, servicing, construction costs and what buyers are actually prepared to pay all matter.

Having additional development potential doesn't automatically mean your property is worth dramatically more.

For certain properties, however, what can legally be built on the land can absolutely become relevant when determining market value.

5. How do I find out what applies to my house?

The District now provides a residential zoning map and information to help homeowners determine the zoning and the permitted size, location and dimensions of buildings on a property.

If you're curious about your property, don't assume that what was possible five or ten years ago is still the whole story. Before renovating, rebuilding — or deciding what your property may be worth — it is worth checking the current zoning.

Curious what the changes mean for your property?

We are always happy to help you look at the zoning, recent neighbourhood sales and how a property's redevelopment potential may — or may not — affect its current market value.

There is a lot more to unpack in the District’s new zoning rules. Starting September 3, we’ll be taking a closer look at one change each week in our new series, What Does This Mean for My Property?, including basements, coach houses, suites, garages, building height and more.

Summer is a great time to tackle the parts of your home that are easier to inspect, clean and repair while the weather is dry. A little attention now can help prevent bigger issues once fall rain and cooler temperatures return.

Start with the roof, gutters, and drainage. Check for loose shingles, debris in gutters, blocked downspouts, or areas where water may not be moving away from the home properly. Even in summer, a sudden downpour can quickly reveal drainage problems.

It is also a good time to look at windows, exterior caulking, siding, decks and railings. Heat and sun can dry out seals, paint and exposed wood, so look for cracking, peeling, soft spots or areas that need touching up. Small repairs now can help prevent moisture intrusion later.

Homeowners should also pay attention to landscaping and vegetation. Trim trees and shrubs away from the house, roofline, gutters and exterior vents. This helps with airflow, reduces pest access and keeps branches from causing damage during wind or rain.

Inside the home, summer is a smart time to service fans, heat pumps, air conditioning systems and ventilation. Clean filters, check airflow and make sure systems are running efficiently before the hottest days arrive.

Finally, do a quick safety check: test smoke and carbon monoxide detectors, inspect exterior lighting, clean dryer vents and make sure outdoor stairs, paths and railings are secure.

Heat pumps are becoming an increasingly popular choice for homeowners looking for an efficient way to heat and cool their homes. Unlike traditional systems that generate heat, heat pumps work by transferring heat from one place to another. In the summer, they move warm air out of the home. In the winter, they bring warm air in, helping to keep the interior comfortable year-round.

Here are four things to know if you are considering whether a heat pump may be right for your home.

1. Heat Pumps Work Much Like Refrigerators

A refrigerator works by moving heat from inside the appliance to the outside, keeping the interior cool. A heat pump uses a similar process, but on a much larger scale. Through the evaporation and condensation cycle of refrigerant, a heat pump can move heat in or out of a home depending on the season.

This unique design allows one system to act as both a heating system and an air conditioner. For many homeowners, that means improved comfort, greater efficiency and one streamlined system for year-round temperature control.

2. There Are Different Types of Heat Pumps

Not every heat pump is suited to every property, so choosing the right system depends on your home’s layout, size, existing heating system and climate.

Some homes may be able to use existing ductwork, while others may be better suited to a ductless option. Smaller homes, condos or homes with open layouts may require a different approach than larger detached houses with multiple levels or separate living areas.

It is also important to consider your local climate. In colder areas, certain heat pumps are specifically designed to perform better in lower temperatures. A qualified installer can help assess your home and recommend the most appropriate option.

3. Costs and Rebates Can Vary

The cost of installing a heat pump can vary significantly depending on the type of system, the size of the home, installation requirements and whether any electrical or design upgrades are needed. As with any major home improvement, it is wise to obtain and compare multiple quotes before moving forward.

Homeowners may also be eligible for rebates. CleanBC Better Homes offers a rebate search tool that can help identify available rebates for heat pump installations and other energy-efficiency upgrades. These programs can change, so it is worth checking current eligibility before beginning any work.

4. Heat Pumps Can Offer Environmental and Comfort Benefits

In addition to heating and cooling, many heat pumps offer airflow controls, dehumidification and enhanced filtration systems. These features can help improve indoor comfort and air quality by reducing dust, pollutants and allergens.

For homes connected to BC’s electrical grid, a heat pump may also help reduce overall carbon emissions. Heat pumps typically use significantly less energy than electric baseboards or gas furnaces, making them an appealing option for homeowners looking to reduce energy consumption while maintaining a comfortable home.

The Bottom Line

Heat pumps can be a smart, energy-efficient option for many homes, offering both heating and cooling in one system. The right choice will depend on your property, your budget and your comfort needs, so professional advice is an important first step.

For more information, homeowners can visit the CleanBC Better Homes heat pump information

Property tax time is coming up! The deadline to pay your property taxes is July 2, 2026. Don’t forget to claim your BC Home Owners grant, if you qualify! You will have received your property assessment notice from  BC Assessment each year in January

What is the BC Home Owner Grant? 

The home owner grant reduces the amount of property taxes you pay each year on your principal residence. The regular (or basic) grant amount for people under the age of 65 is $570 in the Capital Regional District, Metro Vancouver Regional District, and the Fraser Valley Regional District. Seniors, veterans and persons with disabilities may be eligible for an additional grant of up to $845.

Please note, the maximum value of a property where home owners are eligible to claim the full home owner grant for 2026 is $2,075,000. For properties assessed above this amount, the grant is reduced by $5 for every $1,000 over the threshold.

For homeowners in all other areas of B.C., the basic grant is up to $770, with an additional grant of up to $1,045 for eligible seniors, veterans, and persons with disabilities.

Applications can be submitted online through the B.C. Home Owner Grant website, or by phone at 1-888-355-2700. When applying, have your Social Insurance Number and property tax notice ready. Additional documentation may be required if you are applying for the additional grant.

Check your property with Assessment Search and compare it to others.

Yesterday’s Bank of Canada hold means variable rates stay put, while fixed rates will continue to move based on bond yields and inflation expectations—not the Bank’s decision itself.

Here’s a reminder of how these decisions affect fixed & variable interest rates:

🔹 1. Variable rates — “direct connection”

Think of this like a light switch.

• The Bank of Canada sets a key rate

• Banks use that to set prime rate

• Variable mortgages = Prime ± something

👉 So:

• If the Bank raises → variable rates go up

• If the Bank cuts → variable rates go down

• If the Bank holds → variable rates stay basically the same

✔️ That’s why today:
👉 No change = no real change to variable rates (Canadian Mortgage Services)

🔹 2. Fixed rates — “market-driven”

Fixed rates are NOT set by the Bank of Canada directly

Instead, they follow bond yields (especially 5-year bonds)

And bond yields are driven by:

• Inflation expectations

• Economic outlook

• Global events (oil, wars, U.S. economy, etc.)

👉 So fixed rates are more like a stock price — always moving

✔️ Even if the Bank does nothing:

• Fixed rates can go up or down anyway

• Because markets are constantly reacting

(Example: rising oil prices today are creating inflation concerns, which can push bond yields—and fixed rates—around) (Reuters)

🔹 Simple analogy:

• Variable rate = tied to the Bank (like a thermostat you control)

• Fixed rate = tied to the market (like the weather outside)

🔹 What today’s “hold” really means

• ✅ Variable-rate clients: steady / no change

• ⚠️ Fixed-rate clients: still watching inflation + bond market

The takeaway…
Even without a rate change, borrowing costs can still move—so timing and strategy still matter.