Building and developing a fourplex multiplex under the new Small-Scale Multi-Unit Housing initiatives in Burnaby BC can be a complex and risky undertaking without trusted a development and building team with experience bringing successful multiplex projects to completion.
We'll walk you through the process so you know what to look for in a builder and so you can be confident that your property and investment are in good hands.
Initial Consultation
The first step is working with a trusted team, making sure everything is on the table to understand your goals and vision for the project. You will want to align yourself with a development and construction team who knows your outcome and can help navigate through the many hurdles to the finish line.
You might be a homeowner looking to build a couple units for yourself and/or family members, perhaps renting out or selling the remaining one or two units to help finance the project or create stable income streams for the future. Multiplexes can be a great option to help the next generation achieve the dream of homeownership in an expensive market.
Alternatively you may be inclined to sell each property and realize the equity and any potential appreciation.
There are many different scenarios and it is important to communicate the desired outcomes with your development team so that they can put together a road map to get your project to the finish line.
Feasibility Study
In this crucial step we collaborate with our team of professionals to help determine the feasibility and viability of your project
Beginning with the physical characteristics and placement of your lot:
overall lot size, width or frontage of the lot, does it have lane access? An irregular shaped lot or a sloped lot can restrict the buildable space and can also increase construction costs and timelines. Also consider the position of the lot on the street:
a corner lot could potentially be more valuable with frontage on both streets, however, at the same time it may restrict the buildable space with the required setbacks from the facing street and side street, potentially resulting in a smaller building footprint.
the 'siting' of the building or buildings will be evaluated to determine the best configuration of the units on the property. The best use maybe 4 units in one building, two separate duplex buildings or a triplex with detached laneway house. Your goal for the end use of each unit will play a factor in this
the parking area and number of parking spots for each unit will also have to factor in to the potential design of the buildings - in the Burnaby area we believe having at least one dedicated parking spot for each unit will be a 'must-have' for resale, buyers and tenants alike
Off-site services - Sanitary(sewer), storm, water, gas, hydro - This is a substantial portion of the development process as you will need to upgrade the capacity of each service to handle the additional units. We will review existing infrastructure with the city's engineering department, as well as gas requirements with Fortis and power requirements with BC Hydro. There is a chance the size and capacity of the services on the street are not sufficient and you may be required to upgrade a portion of the street just to get to your lot, this can understandably add considerable cost to the project.
Important to note: the off-site services on a project can be a deal breaker to a multiplex development. Sometimes the costs and time to upgrade the services to the lot can be prohibitive enough that the project is no longer financially feasible
Financing and timelines will play an important roll in the feasibility study, time is money! The overall length of the project will add to the costs, this is why it is so important to have a competent and experienced team in place that can navigate the development and building process in an efficient manner without costly delays or rework. Some of the Metro Vancouver development cost charges are scheduled to increase by nearly $10,000 per unit, as of Jan 1, 2025. There is a definite advantage to getting the development and building permit submission in ahead of these fee increases.
Initial build costs are factored in based on the design and complexity of the build, along with the level of finishing details and any luxury features that may be desired.
Timelines to anticipate for the development and building process: safe to budget 24 months overall from start to finish
6-9 months to get all plans in place and submitted to city for development and building permit
3 months for deconstruction, demolition, and off site services *TBD (big to be determined asterix on the off-site services, this can be take a substantial duration of time with engineering, design and revisions, one of the first things that must be sorted out in the development planning process so there are no delays during construction)
12 months for the build and final completion
These are just rough estimates of the timelines, each project will be individually assessed as there are many factors that can affect the timelines
Financing of the project is lined up to make sure funding is available when needed throughout the development process and to pay for construction
If everything looks good after this stage and the budgeting and contingencies all line up with the anticipated timelines, then you can proceed to development and permitting stage.
Development and Permitting Stage
This is where all the hard work and planning really gets going. You'll want to make sure your builder employs an integrated design process throughout this critical stage otherwise costly delays can quickly derail the success of the project.
It is so critical to have your builder secured as early as possible throughout the development stage, there are many reasons and will be putting together another blog entirely on this topic - Briefly though:
The builder will be able to provide feedback and direction to the architect for cost effective building and design details - often providing cost and time savings to and saving time during construction
they work hand in hand with the certified energy advisor to construct a highly efficient home (comfortable, clean air, lower utility cost, quieter)
they will often be able to identify design issues that may not be feasible to construct or come at high costs, then propose a more effective design
your builder should keep up to the latest advancements in building science and building codes, (make sure your builder is actively staying up to date with industry education and professional advancement)
your builder is like the general manager and head coach on the team, making sure all professionals are moving in the right direction, facilitating the flow of communication with all parties involved. You'll want your builder to be in your corner to protect your interests throughout the journey.
Here are some of the professionals that will be needed throughout the development process:
Architect
Engineer
Geotechnical Engineer
Surveyors
Certified Energy Advisor
Arborist
Envelope consultant/engineer
Civil engineers, civil works contractors
City staff, building department, engineering department
BC Hydro and Fortis Gas
Building inspectors
Your builder will handle all the necessary paperwork, plans and coordinate development and building permit applications, and any revisions in a timely fashion
Your builder needs to be on your side, advocating for you and the success of the
project all along the way
Construction & Project Management
With careful and diligent planning the construction phase begins!
Hazardous materials survey of the existing house is completed beforehand, and then any necessary abatement can be completed. Following the safe removal of hazardous materials such as asbestos, the house is deconstructed. Materials are salvaged, reused, recycled and then removed, clearing the lot and making way for your new multiplex
Off-site services or civil work begins - this is where the infrastructure to the lot is upgraded to handle the additional units and families that will be living there soon
From the city side you have upgrades for water lines, storm drains, and sanitary (sewer)
Power to service the new homes is coordinated with BC Hydro
Gas lines
Tel and cable conduits setup for perhaps the most critical piece of a new home...WIFI! How did we ever survive the dark ages without it?
There will often be street, boulevard, lane and sidewalk repairs and alternations to complete as part of the multiplex development
Your builder will oversee the construction process from the excavation and foundation to finishing and completion, they will be working with their trusted trade partners and suppliers along the way
The four biggest priorities your builder is managing:
quality - proceeding as per plan and adhering to building codes and best practices
cost - sticking to the budget with cost controls, tracking and financial oversight
timelines - time is money, there are an immense amount of factors to keep track of with a finely tuned scheduling and communication system - materials, orders, deliveries, inspections, weather delays can be costly
safety - a clean site is a safe site, everyone needs to make it home to their families. A clean organized site is also efficient, and your neighbours will definitely appreciate not having to look at a messy construction site
Nearing completion your builder will ensure all documents, final inspections, air tests are in good order to get the final occupancy permits
final surveys completed, legal documents drawn up and registered for the new property titles
Handover and move in!
New home owners move in, homes are staged for the selling agents, or ready to show potential tenants!
2, 5 and 10 year home warranty is registered and transferred to the new owners
walkthroughs are scheduled to go over the operating systems of the home. Maintenance and care recommendations of the home can be found in the homeowner manual.
Throughout the entire process, you can expect unparalleled customer service, transparent communication, and a relentless commitment to quality from the Caissie Construction team. Our goal is to make your Burnaby multiplex project a seamless and rewarding experience, allowing you to focus on growing your real estate portfolio.
Ready to elevate your multi-family development in Burnaby?
Contact Caissie Construction today, and let's bring your vision to life!
Make sure to check out our YouTube video on How much a multiplex costs in Burnaby: