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Tag: Greater Victoria

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Surveying for BC’s New Small-Scale Multi-Unit Housing (SSMU) Legislation: Navigating the Challenges of Bill 44

Written by WMWL Support on . Posted in News.

British Columbia is currently undergoing a major transformation in land use with the introduction of Bill 44. This legislation, focused on Small-Scale Multi-Unit Housing (SSMUH), is intended to address BC’s housing shortage by allowing more housing density on lots traditionally zoned for single-family homes.

While many see these changes as a positive step toward increasing housing supply, the transition has also created confusion and frustration for homeowners, developers, and municipalities. Concerns over neighbourhood character, restrictive local bylaws, permit delays, and property limitations have become increasingly common throughout Vancouver Island and the rest of BC.

At Polaris Land Surveying, we are more than boundary experts — we are spatial problem solvers. Our team helps property owners navigate the technical and legal challenges surrounding Bill 44 by providing accurate, certified land surveying services that support successful multi-unit development projects.

Here are some of the biggest concerns surrounding Bill 44 — and how professional surveying services help solve them.

1. Managing Neighbourhood Character and Development Concerns

One of the most common concerns surrounding Bill 44 is the fear that increased density will dramatically change the character of established neighbourhoods. Residents often worry that poorly planned multiplexes or oversized developments will not fit the scale of surrounding homes.

A professional land survey helps prevent this by identifying the exact buildable area of a property, including zoning setbacks, height restrictions, lot coverage limits, and legal boundaries. Through detailed multiplex surveying and site analysis, homeowners and builders can design projects that comply with municipal regulations while fitting appropriately within the neighbourhood.

This level of precision helps ensure that new housing feels like a natural evolution of the community rather than an incompatible development.

2. Navigating Restrictive Local Bylaws and Permit Delays

Although Bill 44 establishes provincial housing requirements, municipalities across BC still maintain their own zoning bylaws, permit processes, and development regulations. Many homeowners quickly encounter a “permit wall” when local rules conflict with their project plans.

This is particularly common in municipalities such as Oak Bay, Sidney, and Saanich, where neighbourhood-specific regulations may create additional development hurdles.

At Polaris Land Surveying, we regularly work with homeowners and developers navigating these municipal requirements. Whether you are subdividing land for small-scale multi-unit housing or adding a secondary suite, we provide the accurate survey information required to support permit applications and reduce costly delays during municipal review.

3. Clarifying Easements, Strata Restrictions, and Property Rights

Bill 44 has also created confusion surrounding existing strata bylaws, rental restrictions, easements, and development rights. Many property owners are uncertain about what restrictions still apply to their land and whether older covenants or strata rules may impact redevelopment opportunities.

Through detailed research with the Land Title and Survey Authority of BC (LTSA), a BC Land Surveyor can identify:

  • Registered easements
  • Rights-of-way
  • Restrictive covenants
  • Legal property boundaries
  • Potential encroachments

Understanding these legal limitations early helps homeowners avoid expensive surprises after investing in design or permit applications.

4. Protecting Your Investment with Accurate Survey Information

Many homeowners considering multi-unit development are making a major financial investment and want confidence that their project can proceed legally and efficiently.

Under Bill 44, even minor errors involving property lines, setbacks, or lot dimensions can lead to permit delays, redesign costs, or complete project shutdowns. Garden suite and multiplex developments often require highly accurate measurements and certified survey documentation before construction can begin.

By hiring a licensed BCLS early in the planning process, homeowners can ensure their property is being used efficiently, legally, and in compliance with municipal requirements. All of the land surveyors at Polaris Land Surveying are licensed and regulated by the Association of BC Land Surveyors (ABCLS).

5. Why a Professional Survey Should Be Your First Step Under Bill 44

Before beginning any small-scale multi-unit housing project on Vancouver Island or elsewhere in BC, it is important to understand the legal and physical limitations of your property.

A professional survey can help homeowners:

  • Determine buildable area: Identify how many units the property can legally support based on setbacks and lot dimensions.
  • Verify municipal compliance: Ensure plans align with local zoning requirements in municipalities such as Victoria, Saanich, Sidney, or Oak Bay.
  • Identify encroachments: Prevent future neighbour disputes by confirming structures remain within legal property boundaries.
  • Map easements and rights-of-way: Locate utility corridors or legal restrictions that could limit development potential.
  • Support permit applications: Provide certified survey documentation required by municipalities, lenders, and contractors.

For additional information about the legislation, homeowners can review the BC Government’s Bill 44 FAQ document.
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Bill 44 Development Checklist for Vancouver Island Property Owners

Before starting a Small-Scale Multi-Unit Housing project, consider the following:

  • Have you confirmed how many units your property can legally support?
  • Does your proposed project meet local setback and zoning requirements?
  • Are there easements, rights-of-way, or restrictive covenants affecting the property?
  • Have property lines and existing structures been accurately verified?
  • Do you have certified survey documentation prepared by a licensed BCLS?

All of the survey services provided by Polaris Land Surveying are designed to support homeowners, developers, and property investors navigating BC’s evolving housing legislation.

Whether you are planning a garden suite in Victoria, a duplex in the Cowichan Valley, or a multiplex development in the Gulf Islands, our team is ready to help you move forward with confidence. Contact Polaris Land Surveying today to discuss your project and ensure your development starts on the right side of the property line.

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5 Things to Look for in a Surveyor’s Certificate When Buying a Home on Vancouver Island

Written by WMWL Support on . Posted in News.

Buying a home in Victoria, the Cowichan Valley, or anywhere on Vancouver Island is a major commitment that requires thorough due diligence to protect your investment. A BC Land Surveyor’s Building Location Certificate, also known as a BLC or Location Certificate, is a critical document used by homebuyers and real estate agents to understand the physical and legal realities of a property. At Polaris Land Surveying, we act as your local “spatial problem solvers,” helping you navigate everything from building permit requirements to boundary disputes in BC.

While some buyers assume title insurance is sufficient, understanding the difference between a survey certificate and title insurance in BC is vital. While insurance may cover financial loss, only a certified survey provides the physical certainty of where your boundaries lie.

Here are five essential elements to look for in your surveyor’s certificate.

1. Encroachments and Property Structures

A primary purpose of a residential survey is to identify if any structures, such as fences, sheds, or retaining walls, cross the legal property line. Identifying these early can prevent emotional boundary disputes in BC with neighbours. A location certificate will provide certainty that the structures and improvements are actually contained within the limits of the property being purchased.

2. Local Zoning Setbacks

Each municipality across Vancouver Island has specific bylaws regarding how close a structure can be to the property line. Your certificate will show if the home complies with these, such as Oak Bay renovation setbacks or Saanich building permit survey requirements. This is particularly important for those finding a surveyor for a home addition or a home renovation, as non-compliance can lead to a “permit wall” at city hall.

3. Registered Easements and Rights-of-Way

Properties often have registered easements or rights of way that allow utility companies or neighbors to access portions of the land. A BLC highlights these areas, which we verify through extensive research at the Land Title and Survey Authority of BC (LTSA). Understanding these registered charges is crucial, as they can limit where you are allowed to build or landscape.

4. Natural Boundaries and Terrain

Vancouver Island’s geography, featuring rugged coastlines and creeks, means many properties have “natural boundaries”. These boundaries can shift over time, and an accurate survey is needed to define exactly where your private land ends. Additionally, property survey costs in BC can be affected by this terrain; for example, a one-acre property with a forest and a creek may have different land surveyor fees on Vancouver Island than a flat city lot.

5. Professional BCLS Certification and Date

To be accepted by a municipality or lender, the certificate must be signed and sealed by a qualified BCLS (British Columbia Land Surveyor). It is also important to check the date; with BC’s new Small-Scale Multi-Unit Housing (SSMU) legislation (Bill 44), older surveys may not reflect the potential for new density, such as a garden suite or multiplex. You can verify a surveyor’s credentials through the Association of BC Land Surveyors.

All of the land surveyors at Polaris Land Surveying Inc. are certified BCLS, and we provide the appropriate documentation for each requested service.

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Vancouver Island Homebuyer’s Checklist

When reviewing a location certificate for a property anywhere on Vancouver Island, ensure it covers these critical points:

  • Encroachments: Are all structures (fences, decks, sheds) confirmed to be within the property lines?
  • Municipal Compliance: Does the property meet specific local setbacks for areas like Saanich, Oak Bay, or Duncan?
  • Development Potential (Bill 44): Does the survey provide the necessary data to explore Small-Scale Multi-Unit Housing or subdividing?
  • Verified Easements: Are all rights-of-way clearly mapped according to current LTSA records?
  • Recent BCLS Certification: Is the document current and signed by a licensed BC land surveyor?

All of the building location certificates provided by Polaris Land Surveying Inc. cover these criteria, and more, given the parameters of the requested service.

Whether you are purchasing a home in the Alberni Valley or a rural lot in the Gulf Islands, our team is ready to provide the high-quality land surveying services you need. Contact Polaris Land Surveying today to ensure your property boundaries are secure.