"As-of-Right" Zoning for Non-Market Rental Housing Development

The City of Surrey is responding to the gap in the supply of non-market housing by accelerating the delivery of non-market rental housing by removing the requirements for rezoning in certain areas.

Currently, lengthy development review timelines make it challenging for non-profit housing providers to secure funding and maintain affordability. By streamlining the approval process, this initiative helps projects move forward more quickly and at a lower cost.

"As-of-right" zoning initiative 

This initiative proposes changes to the zoning bylaw to allow eligible non-market rental and co-operative housing projects up to 6 storeys to proceed without rezoning. It would apply to sites owned and operated by registered non-profit housing providers or non-profit housing co-operatives, in areas designated for low-rise residential development.

This change marks an important step in implementing the Official Community Plan (OCP) and addressing the critical need for affordable housing in Surrey. 

About non-market rental housing

A non-market rental housing is owned and operated by a non-profit or housing co-operative, and rented at below-market rates. This initiative does not include shelters, supportive, or transitional housing.

As of March 2025:

• Surrey has 69 non-market housing complexes with 4,299 units, making up 2.3% of the city’s total housing stock.
• 55 are operated by non-profits and 14 by housing co-operatives.
• The largest share of units is in Newton (41%), followed by Whalley/City Centre (20%) and Guildford (14%).

Housing needs in Surrey

This initiative responds to housing needs identified in the Surrey Housing Needs Report:

• Surrey, along with the Metro Vancouver region, is experiencing a housing crisis, with a growing gap between the supply and demand for affordable housing for low- and middle-income residents.
• 28% of renter households in Surrey are in core housing need, and 22% spend over 30% or more of their gross household income on housing costs.
• Compared to owners, renters typically have significantly lower incomes, are more likely to face housing instability, and are more sensitive to the negative impacts of supply and affordability of rental housing.
• Rents are rising, and there is a significant increase in the demand for non-market rental housing.
• From 2013 to 2023, Surrey households on BC Housing’s Registry Waitlist grew by 208%. In 2023, 53% of those were families.

Eligibility

Projects will be eligible if they meet the following criteria:

• The property is owned and operated by a registered non-profit housing provider, non-profit housing cooperative, or government agency;
• The units are rental tenure only;
• The projects affordability and rental tenure are secured via a legal agreement; and
• The property is designated for low-rise residential development in the Official Community Plan.

While eligible projects would not require a rezoning application, they will still be subject to:

• Development permit
• Works and services agreement
• Building permit approvals

Resources 

• Council Reports (HAF)
• Housing Needs Report
• Homelessness Plan
• Affordable Housing Strategy

Contact

For more information, contact Leita Martin, Senior Housing Planner: socialplanning@surrey.ca