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.

For some real estate buyers, the value of a property isn’t just in what it is today — it’s in the number of options it may offer over time.

That is what makes 423–425 East 2nd Street particularly interesting.

Currently improved with a side-by-side duplex, the property sits on a 50' x 120' lot with sunny southern exposure, city and water views, lane access and a convenient Lower Lonsdale location. Each side offers three bedrooms, 2.5 bathrooms, private outdoor space and two parking spaces.

But it’s the flexibility that deserves a closer look.

An Investment That Doesn't Require an Immediate Plan

One side, 423, is currently rented to a long-term tenant at $2,300 per month, providing income from day one. The adjoining home at 425 is vacant.

That combination opens up several possibilities.

An investor could rent both sides. An owner could live in one and collect rent from the other. Two generations of a family could live next door to one another. A buyer could renovate and reposition the existing homes — or simply hold the property while considering longer-term plans.

There is value in having time to decide.

Why the Land Is Part of the Story

Housing policy in the City of North Vancouver has been evolving quickly.

Provincial small-scale multi-unit housing legislation has required municipalities to permit additional housing on many properties that were traditionally limited to single-family homes and duplexes. The City has consequently been updating both its Official Community Plan and zoning regulations, including provisions for three, four and, in certain locations, up to six dwelling units.

That makes properties with established residential use, good lot dimensions and convenient locations particularly worth investigating for buyers thinking beyond the existing improvements.

423–425 East 2nd has historically been associated with RG-3 ground-oriented residential zoning, a category intended for ground-oriented multi-family housing. Under the RG-3 regulations, density could reach up to 1.0 Floor Space Ratio (FSR), subject to the applicable development regulations and guidelines. The City notes that zoning determines matters such as permitted uses, density, building form, setbacks and lot coverage. 

Given the changes to North Vancouver’s planning framework, buyers should not rely solely on historical zoning or an assumed unit count when evaluating redevelopment potential. Anyone contemplating redevelopment should independently confirm the property's current zoning, OCP designation, permitted density and development requirements with the City of North Vancouver. The City's CityMap Property Report is one tool buyers can use to investigate individual properties.

The Appeal of Optionality

Redevelopment properties sometimes come with an uncomfortable trade-off: buyers pay for future potential while owning something that produces little value in the meantime.

This property is different.

There is already a substantial duplex in place. There is existing rental income. There is a vacant residence available for immediate use. And there is a sizeable parcel of land that may warrant further investigation for longer-term possibilities.

In other words, there doesn't have to be one strategy.

Live in one. Rent the other. Hold both. Renovate. Or investigate what could come next.

For an investor or buyer who values flexibility, sometimes the opportunity isn't having to know exactly what you'll do with a property on day one.

It's having several viable choices when you get there.

Curious what the zoning or redevelopment potential of your own property might mean? We are always happy to help you understand the pieces — and when appropriate, point you toward the City or other professionals who can confirm exactly what is possible.

423–425 East 2nd Street, North Vancouver
Side-by-side duplex | 6 bedrooms | 6 bathrooms | 3,044 sq. ft.
50' x 120' lot | $2,199,000 Jasmine Botto

View 423–425 East 2nd Street

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.

Why Sellers and Buyers Often See Value Differently

When homeowners think about the value of their property, it is natural to start with what they paid, how much they have invested in renovations, or what a nearby home sold for last year.

Buyers tend to look at value very differently.

They are comparing your home with what else they can buy today.

That distinction is important.

A seller may be thinking:

• We paid $X for the home.

• We spent $150,000 renovating it.

• The neighbour sold for $X last year.

• We need a certain amount in order to make our next move.

All of those things matter personally and financially. But they do not necessarily determine current market value.

Buyers Compare — They Don’t Calculate Your Costs

When a buyer walks through your home, they are usually comparing it with the other properties they have recently viewed.

They are asking questions such as:

How does the location compare?
Is the home renovated or will it require work?
How functional is the floor plan?
What is the exposure and natural light like?
How large is the lot?
What condition is the home in?
How does the price compare with similar properties currently available?

In other words, buyers are not usually calculating what the seller has invested. They are deciding whether the home represents good value relative to their other choices.

Renovations Add Value — But Not Always Dollar for Dollar

Renovations can absolutely make a property more appealing and more valuable.

A thoughtfully renovated kitchen, updated bathrooms, new windows, improved mechanical systems or a well-designed outdoor space can all influence how buyers perceive a home.

But renovation costs do not automatically translate directly into resale value.

A seller may spend $100,000 on improvements without increasing the market value by exactly $100,000. Some improvements appeal to a broad range of buyers, while others are highly personal.

Condition, quality, design, timing and buyer demand all play a role.

Last Year’s Sale Is Not Today’s Market

Another common reference point is a neighbour’s sale.

Comparable sales are extremely useful, but context matters.

A sale from six or twelve months ago may have occurred under very different conditions — with fewer homes available, more buyer competition, different interest rates or different momentum in the market.

Even two homes on the same street can perform differently because of lot size, renovations, exposure, floor plan, view, parking, condition or location within the block.

The most relevant question is not simply:

“What did the neighbour sell for?”

It is:

“How does my home compare with the alternatives buyers have right now?”

Pricing Is About Positioning

A successful pricing strategy is not just about choosing a number.

It is about positioning your property within the current market so buyers see it as one of the strongest choices available in its category.

Price too high, and buyers may simply choose the competing property down the street.

Price appropriately, present the home well and market it effectively, and you create a much better opportunity for buyers to engage.

That is why we look at more than historical sales when evaluating a property. We also consider current competition, recent buyer behaviour, days on market, neighbourhood trends and how the home compares in terms of condition, layout, location and overall presentation.

The Market Ultimately Sets the Value

Sellers determine the asking price.

Buyers determine whether that price makes sense.

The strongest results tend to happen when those two perspectives are brought together — using good market evidence, realistic positioning and a clear understanding of what buyers are comparing.

If you are considering selling, understanding how buyers are likely to view your home can be just as important as knowing what similar homes have sold for.

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.

Buying a condo is about much more than the suite itself.

The kitchen, layout, view and location may be what first attract you, but some of the most important information about a property is found in the strata documents. Before a buyer removes subjects, we spend time looking for anything that could affect future costs, enjoyment of the home, or resale value.

Here are seven areas we pay particularly close attention to.

1. The Form B

The Form B is one of the most important documents in a strata purchase. It can reveal current strata fees, parking and storage allocations, outstanding amounts, approved special levies, legal proceedings and other important details about the strata lot.

It is a good starting point — but it should never be the only document reviewed.

2. Depreciation Reports

A depreciation report gives us a long-term look at the building’s major components and anticipated repair or replacement costs.

We look at items such as the roof, windows, plumbing, elevators, balconies, parkade membranes and building envelope. Just as importantly, we compare the report with the strata’s current financial position and recent minutes.

A building can have a long list of future projects without necessarily being a concern. The bigger question is whether the strata appears to be planning and funding for them responsibly.

3. AGM and Council Minutes

Minutes can tell you a great deal about how a building is being run.

We look for recurring issues, major repairs, owner complaints, insurance matters, leaks, noise concerns, legal disputes, maintenance plans and anything else that appears repeatedly.

One isolated issue may mean very little. A pattern is more important.

4. The Contingency Reserve Fund

The Contingency Reserve Fund, or CRF, is money set aside for larger repairs, replacements and emergencies. 

A healthy reserve does not guarantee there will never be a special levy, but it can give the strata more flexibility when major expenses arise.

We look at the size of the fund, recent withdrawals, upcoming projects and whether the current contribution level appears realistic.

5. Insurance

Strata insurance has become an increasingly important part of condo due diligence.

We review the building’s insurance coverage, deductibles and any unusually high deductibles that could potentially affect an owner.

Buyers should also confirm that their own condo insurance will provide appropriate coverage, including deductible assessment coverage where needed.

6. Bylaws and Rules

Bylaws can have a direct impact on how you use your home.

Pets, rentals, smoking, renovations, flooring, barbecues, age restrictions, parking and move-in procedures can all be governed by the strata.

Never assume that because something is common in one building, it will be permitted in another.

7. What Work Has Been Done — and What Is Still Coming

This is where all the documents start to come together.

A depreciation report may identify a future project, while AGM minutes may show that it has already been completed. Or the minutes may reveal that a project has been discussed for several years but still has not moved forward.

We try to establish not only what the building needs, but also what has already been completed, what is planned next, and how it may be paid for.

The Goal Isn’t to Find a “Perfect” Building

Every strata has maintenance issues eventually.

The goal is not to find a building with no future expenses. It is to understand what you are buying, identify potential risks and make an informed decision before you become committed to the purchase.

That is why subject removal is such an important stage of a condo purchase. It is the point where good due diligence can make a very real difference.

If you are considering a condo purchase, we are always happy to help you understand what the documents are actually telling you — and what questions are worth asking before you move forward.

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.

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.