What is Bill 44?
What exactly is Small-scale, multi-unit housing?
Small-scale, multi-unit housing refers to residential buildings with multiple self-contained units, designed to fit within low- to medium-density neighborhoods. These homes are modest in scale and often blend in with single-family homes, offering a “gentle density” solution.
Examples include:
- Duplexes (2 units)
- Triplexes (3 units)
- Fourplexes (4 units)
- Townhouses
- Coach house
Whistler’s high real estate prices, limited land availability, and ongoing demand—especially from non-resident buyers—have made it increasingly difficult for many to find affordable, long-term housing. SSMUH could help increase supply while maintaining the visual and social character of established neighborhoods. While Bill 44 won’t solve every challenge (such as land scarcity, pricing pressures, or investor demand), it does introduce several key changes:
- Increased Housing Supply – Allows up to 6 units on lots that previously permitted only 1 or 2.
- More Affordable Options – Encourages flexible housing types like duplexes and fourplexes, ideal for Whistler’s workforce.
- Reduced Red Tape – Eliminates public hearings for zoning-compliant residential builds, streamlining approvals.
- Consistency Across B.C. – Establishes a provincial baseline for housing policy.
- Support for Climate & Transit Goals – Encourages density near transit to reduce emissions and car dependency.
Potential Trade-Offs and Concerns
- Loss of Local Control – Municipalities like Whistler will have less autonomy over zoning decisions, potentially clashing with local planning efforts.
- Infrastructure Strain – Roads, sewers, schools, and other services may not be equipped to handle increased density without upgrades.
- Design Compatibility – “By right” allowances could lead to buildings that don’t match the surrounding look and feel.
- Speculation Risks – Higher density could increase land values, encouraging investment-driven development instead of housing for locals.
- Limited Impact on Worker Housing – Without local bylaws prioritizing employee or seasonal housing, key needs may still go unmet.
In Whistler, aligning SSMUH with the existing character of residential neighborhoods is especially important. The community’s housing strategy emphasizes homes for local workers, seasonal employees, and families, who are often priced out of the market. While change can be met with hesitation, many support Bill 44 for its potential to:
- Create more affordable options for locals, including younger families and workers.
- Help ease rental shortages with more long-term housing.
- Make it easier for homeowners to add suites or small multiplexes.
- Encourage gentle density over large-scale condo developments.
- Align with Whistler’s goals for resident-restricted and employee housing.
- Potential changes to the visual character of neighborhoods.
- Pressure on infrastructure, schools, and roads.
- Units being used as short-term rentals or investment properties instead of local housing.
- Reduced ability to manage growth locally.
- Unmet needs for seasonal workers if local policies aren’t updated accordingly.
Looking Ahead
Whether you're buying, selling, or investing, staying up to date on market trends and leveraging expert advice is crucial in navigating the real estate landscape in Whistler and Pemberton. Reach out today to get expert guidance and make informed decisions in this dynamic market. The right strategies and insights can help you maximize value and achieve your real estate goals.
