Zoning and Development By-law Regulatory Amendments for Temporary Modular Housing (TMH)

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A Modular housing unit in Vancouver featuring compact, prefabricated structures arranged in a clean, modern layout.

In 2017, the City of Vancouver and BC Housing entered into a partnership to guide the creation of temporary modular supportive housing units to address the immediate housing needs of people experiencing homelessness in Vancouver, while permanent supportive housing was being delivered. To support the delivery of this much needed housing, Council approved amendments to the Zoning and Development By-law to allow for the expedited delivery of TMH, taking advantage of vacant or underutilized lands on a temporary basis, while plans for permanent redevelopment were underway.

Under current zoning, a development permit for TMH is limited to a maximum of five years and can be extended for up to an additional five years (for a maximum of ten years) by the Director of Planning.

Currently, there are 618 TMH units on ten sites across the City. Three projects to date have been relocated or are in the process of relocation. One non-profit-owned site with 29 proposed TMH units is currently under planning review.

Proposed Amendment to Zoning and Development By-law to Extend TMH

The City of Vancouver is proposing an amendment to the Zoning and Development By-law to allow TMH buildings to remain on site for a longer period of time. Given the continued need for deeply affordable housing for residents, this amendment would maximize the use of TMH on sites pending their redevelopment.

Current Regulation:

11.3.4.3 A development permit for temporary modular housing must be limited in time to a maximum of 5 years, unless otherwise extended in writing for up to an additional 5 years by the Director of Planning.

Proposed Regulation:

11.3.4.3 A development permit for temporary modular housing must be limited in time to a maximum of 20 years by the Director of Planning.

The proposed amendment would not automatically mean that all TMH sites would take advantage of the maximum term, as the specific permitted time period would continue to be governed by the License Agreement for each site and would depend on redevelopment timelines.

We're asking for public feedback on the proposed amendment to the Zoning and Development By-law to extend the maximum term of development permits for TMH to 20 years.

In 2017, the City of Vancouver and BC Housing entered into a partnership to guide the creation of temporary modular supportive housing units to address the immediate housing needs of people experiencing homelessness in Vancouver, while permanent supportive housing was being delivered. To support the delivery of this much needed housing, Council approved amendments to the Zoning and Development By-law to allow for the expedited delivery of TMH, taking advantage of vacant or underutilized lands on a temporary basis, while plans for permanent redevelopment were underway.

Under current zoning, a development permit for TMH is limited to a maximum of five years and can be extended for up to an additional five years (for a maximum of ten years) by the Director of Planning.

Currently, there are 618 TMH units on ten sites across the City. Three projects to date have been relocated or are in the process of relocation. One non-profit-owned site with 29 proposed TMH units is currently under planning review.

Proposed Amendment to Zoning and Development By-law to Extend TMH

The City of Vancouver is proposing an amendment to the Zoning and Development By-law to allow TMH buildings to remain on site for a longer period of time. Given the continued need for deeply affordable housing for residents, this amendment would maximize the use of TMH on sites pending their redevelopment.

Current Regulation:

11.3.4.3 A development permit for temporary modular housing must be limited in time to a maximum of 5 years, unless otherwise extended in writing for up to an additional 5 years by the Director of Planning.

Proposed Regulation:

11.3.4.3 A development permit for temporary modular housing must be limited in time to a maximum of 20 years by the Director of Planning.

The proposed amendment would not automatically mean that all TMH sites would take advantage of the maximum term, as the specific permitted time period would continue to be governed by the License Agreement for each site and would depend on redevelopment timelines.

We're asking for public feedback on the proposed amendment to the Zoning and Development By-law to extend the maximum term of development permits for TMH to 20 years.

The Q&A period has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from September 2 to September 16, 2025.  

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response. 

Any additional comments may be submitted by email to: zoningtmh@vancouver.ca prior to public hearing.

  • Share What are the key differences between this proposal and Sean Orr's recent motion, other than that his asked to extend leases to the life of the building? on Facebook Share What are the key differences between this proposal and Sean Orr's recent motion, other than that his asked to extend leases to the life of the building? on Twitter Share What are the key differences between this proposal and Sean Orr's recent motion, other than that his asked to extend leases to the life of the building? on Linkedin Email What are the key differences between this proposal and Sean Orr's recent motion, other than that his asked to extend leases to the life of the building? link

    What are the key differences between this proposal and Sean Orr's recent motion, other than that his asked to extend leases to the life of the building?

    Oshmeary asked about 1 month ago

    Councilor Orr brought forward a motion for consideration at the Standing Committee on July 23, 2025 requesting: 

     “THAT Council direct staff to bring forward for Council's consideration as soon as possible a referral report to amend the Zoning Bylaw to allow supportive modular housing to remain on its current sites for the life of the building”.

    The motion above sought to allow Temporary Modular Housing (TMH) on-site for the life of the building whereas the proposed amendment by staff to the Zoning and Development By-law seeks to increase the length of the term for a development permit for TMH from 

  • Share The FAQ says that tenants of current TMH units would be relocated to other sites if the permits aren't extended. How long are the waitlists for these alternative sites and what does that mean for others on the waitlist? How will relocating current TMH tenants into alternative homes as they become available impact Vancouver's homeless count and current challenges with street disorder? on Facebook Share The FAQ says that tenants of current TMH units would be relocated to other sites if the permits aren't extended. How long are the waitlists for these alternative sites and what does that mean for others on the waitlist? How will relocating current TMH tenants into alternative homes as they become available impact Vancouver's homeless count and current challenges with street disorder? on Twitter Share The FAQ says that tenants of current TMH units would be relocated to other sites if the permits aren't extended. How long are the waitlists for these alternative sites and what does that mean for others on the waitlist? How will relocating current TMH tenants into alternative homes as they become available impact Vancouver's homeless count and current challenges with street disorder? on Linkedin Email The FAQ says that tenants of current TMH units would be relocated to other sites if the permits aren't extended. How long are the waitlists for these alternative sites and what does that mean for others on the waitlist? How will relocating current TMH tenants into alternative homes as they become available impact Vancouver's homeless count and current challenges with street disorder? link

    The FAQ says that tenants of current TMH units would be relocated to other sites if the permits aren't extended. How long are the waitlists for these alternative sites and what does that mean for others on the waitlist? How will relocating current TMH tenants into alternative homes as they become available impact Vancouver's homeless count and current challenges with street disorder?

    WTC asked about 2 months ago

    Housing waitlists are managed through BC Housing's Coordinated Access and Assessment (CAA), which streamlines the process for people experiencing homelessness or at risk of homelessness to access supportive housing and other resources across British Columbia.  

     

    In TMH projects needing to be disassembled for relocation, BC Housing and the non-profit operator work closely with each individual tenant over an extended period of time to find suitable alternate housing within vacancies in the BCH and non-profit housing portfolios.

     

    The proposed amendment to the Zoning and Development By-Law would help address the ongoing need for deeply affordable housing by maximizing the uses of TMH sites to house residents who are experiencing or at risk of homelessness, thereby reducing the pressure on new supportive housing units coming online.

  • Share What is the average time it takes to develop permanent social housing, from proposal to approval to construction and operation? on Facebook Share What is the average time it takes to develop permanent social housing, from proposal to approval to construction and operation? on Twitter Share What is the average time it takes to develop permanent social housing, from proposal to approval to construction and operation? on Linkedin Email What is the average time it takes to develop permanent social housing, from proposal to approval to construction and operation? link

    What is the average time it takes to develop permanent social housing, from proposal to approval to construction and operation?

    WTC asked about 2 months ago

    Project completions from the approval stage all the way to the project being completed and fully operational can vary from project to project depending on the complexity of the project and other factors. For most social housing projects staff have observed the following timelines:  ~1 year from Rezoning application to approval, 1-1.5 years for development permit, ~2-3 years from construction to occupancy.  

    For more information on how social housing is being developed including insights into timelines and other factors that impact development and construction of social housing in Vancouver please visit: https://www.shapeyourcity.ca/social-housing 

Page last updated: 18 Sep 2025, 11:11 AM