Thinking about adding a duplex, triplex, or fourplex in Saanich? With new small-scale multi-unit housing rules, many lots now allow multiple homes without rezoning. If you want to create long-term income, support multigenerational living, or add value to land, knowing the true costs and steps is essential. This guide walks you through what Saanich allows, permits and fees, realistic budgets, timelines, and risk points so you can plan with confidence. Let’s dive in.

What Saanich now allows

Saanich implemented small-scale multi-unit housing rules that permit three, four, or in some cases six units on eligible single-detached lots inside the Urban Containment Boundary, often without rezoning. Parcels with four units or fewer are exempt from form and character Development Permits in most cases. Review the municipality’s overview and eligibility details on the Saanich SSMUH page to confirm what may be possible on your lot. See Saanich’s SSMUH guidance.

First checks on your lot

Before you spend on design, confirm basic eligibility and constraints.

• Verify your zoning, location, and permitted unit count within the Urban Containment Boundary using Saanich’s SSMUH materials. Start here.
• Order a current title search and site survey. If your site has slopes or unknown soils, plan for a geotechnical report.
• Check for significant trees and tree protection rules that may affect design and timing. Review tree requirements.

Permits and approvals in Saanich

Each project is unique, but most follow this sequence.

Site work and early reports

Gather early inputs that shape design and cost: survey, title, geotechnical (if needed), arborist report for significant trees, servicing review for storm, sanitary, and water, and an energy advisor to plan for code compliance.

Design and energy code compliance

You will need architectural drawings and engineering where required. Saanich applies the BC Energy Step Code and is implementing the Zero Carbon Step Code for new Part 9 residential buildings, which often points you to efficient electric systems such as heat pumps. Learn more on Saanich’s energy code page. Energy and Step Code info.

Municipal applications and fees

Plan for these core items:

• Building permit application and digital submission for new multiplex or houseplex projects. Residential permits overview
• Development Permit only if triggered. Projects of four units or fewer are typically exempt from form and character DP.
• Service connections and civil approvals for sanitary, storm, and water. Service connection fees
• Development Cost Charges, payable at building permit issuance for many multi-family projects. DCC details
• Tree cutting or protection permits if protected trees are impacted.

Parking and transportation rules

Effective January 1, 2025, off-street parking minimums for residential projects with 12 units or fewer are one stall per unit in most cases. This update can reduce construction costs and site pressure for small houseplexes. Parking update

Cost breakdown you can expect

Every site is different, but these planning ranges help you budget.

Hard construction costs

• Low-rise multiplex and townhouse style builds in Greater Victoria typically land in the CAD 325 to 450 per square foot range, depending on finish level and site complexity. Altus Canadian Cost Guide
• Example: a 3 to 4 unit houseplex at 3,500 to 5,000 square feet total would pencil roughly CAD 1.1M to 2.25M for hard costs.

Soft costs and contingency

• Professional fees, reports, insurance, financing interest, and permitting commonly add about 10 to 20 percent of hard costs.
• Keep a separate owner contingency of about 8 to 12 percent to manage price changes, surprises in the ground, or schedule shifts.

Municipal fees and one-time charges

• Building permit fees are tied to construction value and begin with a nonrefundable application fee. Saanich’s Permit Q&A explains the fee tiers and formula. Permit fees and Q&A
• Service connections are a meaningful line item. Saanich’s schedules show example costs such as about CAD 8,000 for a 100 mm sanitary or storm connection and about CAD 5,700 for a 19 mm water service, plus a water meter install charge. Site complexity can increase totals. Service connection fees
• Development Cost Charges apply to many multi-family projects and are paid at building permit. Review the current bylaw and any eligible reductions. DCC details

Taxes and potential rebates

• New construction is typically subject to 5 percent GST. Certain buyers may qualify for the federal GST/HST New Housing Rebate. CRA rebate guidance

Timeline and financing basics

• Pre-application and site investigations: about 1 to 3 months.
• Design and consultant stage: about 2 to 6 months.
• Municipal review to permit issuance: varies based on completeness and workload, from weeks to several months. Saanich accepts digital submissions. Residential permits overview
• Construction for a duplex, triplex, or fourplex: about 9 to 18 months depending on scope and season.

For funding, most owner-builders use construction loans with draws at milestones. You typically pay interest only during construction and then refinance or convert once complete. Projects with five or more units may face different underwriting. Construction financing basics

Key risks to plan for

• Servicing distance and capacity can increase costs if mains are far or rock excavation is likely.
• Protected trees and replacement requirements can reshape the footprint and add time. Tree requirements
• Design or Development Permit triggers on larger proposals can extend timelines.
• Energy code compliance affects mechanical choices and envelope details, which can improve operating costs but add upfront complexity. Energy and Step Code info

Quick starter checklist

Use this list to move from idea to action:

• Confirm lot eligibility and unit count under SSMUH.
• Order survey, title search, and preliminary servicing notes.
• Engage an architect or designer and an energy advisor early.
• Scope geotechnical and arborist reports if site conditions warrant.
• Map your parking strategy under the updated parking rules.
• Build a budget that includes hard costs, 10 to 20 percent soft costs, 8 to 12 percent contingency, municipal fees, and GST.
• Review permit steps, timelines, and DCCs. Permits | DCCs

Sample budget snapshot

Here is a simple planning example for a fourplex concept at 4,000 square feet total area:

• Hard costs at CAD 375 per square foot: about CAD 1.5M.
• Soft costs at 15 percent of hard costs: about CAD 225,000.
• Contingency at 10 percent of hard costs: about CAD 150,000.
• Municipal fees and charges: allow for permit fees, DCCs per the current bylaw, and service connections using Saanich’s schedules.
• Taxes: add 5 percent GST, noting any eligibility for the federal new housing rebate. This is not a quote, but it shows how quickly totals scale and why a thorough budget is key.

Local guidance when you need it

Whether you are comparing buy-and-build options, planning a houseplex on your current lot, or thinking about selling land with potential, having a local advisor helps you set realistic timelines and budgets. If you want to explore sites and resale value scenarios across Saanich and Greater Victoria, reach out to Amanda Young for a friendly, informed conversation.

FAQs

What is a houseplex in Saanich?

• Saanich treats small-scale multi-unit housing as 3 to 6 homes on eligible lots, with many 3 to 4 unit projects allowed without rezoning and often exempt from form and character DP. See the SSMUH overview.

How many units can I build on my Saanich lot?

• It depends on lot size and location inside the Urban Containment Boundary; some lots allow 3, 4, or 6 units. Confirm details on Saanich’s SSMUH page.

What permits do I need for a triplex in Saanich?

• Expect a building permit, servicing approvals, and possibly a Development Permit if triggers apply; four units or fewer are typically exempt from form and character DP. Start with the residential permits page.

What are typical Saanich houseplex construction costs?

• Planning-level hard costs often fall in the CAD 325 to 450 per square foot range, plus 10 to 20 percent soft costs and 8 to 12 percent contingency. See the Altus cost guide.

What parking is required for a fourplex in Saanich?

• For residential projects with 12 units or fewer, the minimum is generally one stall per unit under the updated rules. Review the parking update.

When do I pay Development Cost Charges in Saanich?

• DCCs are typically due at building permit issuance for multi-family projects; check the current bylaw and any reduction programs. See DCC details.