Surrey Inclusionary Zoning Bylaw Guide

Land Use and Zoning British Columbia 3 Minutes Read · published February 12, 2026 Flag of British Columbia

In Surrey, British Columbia, inclusionary zoning is a municipal tool used to secure affordable housing units as part of new development approvals. This guide explains how inclusionary zoning is applied in Surrey, what developers and community members should expect, enforcement pathways, and where to find official forms and contacts. It is aimed at planners, applicants, non-profit housing providers and residents seeking clear, actionable steps for compliance, applications and appeals under Surrey municipal rules.

Overview

Inclusionary zoning generally requires that a percentage of new residential units be offered at below-market rates or otherwise secured for households with defined income targets. In Surrey the policy framework, implementation approach, specific targets and exemptions are developed through Planning and Development policy and implemented via zoning bylaws, development permits, or housing agreements. Exact requirements depend on project type, zone and the applicable rezoning or development permit conditions.

Inclusionary zoning is set through municipal policy and implemented case-by-case during rezoning or permit reviews.

How inclusionary zoning is applied

  • Policy basis: secured through zoning amendments, housing agreements, or conditions of development approval.
  • Scope: typically applies to new multi-unit residential developments or large rezonings.
  • Provision options: on-site affordable units, off-site units, or cash-in-lieu where permitted.
  • Monitoring: long-term covenants or housing agreements register obligations on title.

Penalties & Enforcement

Enforcement responsibility generally sits with the City of Surrey Planning Division in coordination with By-law Enforcement for compliance actions and inspections. Specific monetary fines, daily penalties, or specified fee amounts for violations of inclusionary requirements are not specified on the City of Surrey planning pages[1]. When obligations are secured by legal agreements registered on title, the City may pursue compliance through orders, injunctive court proceedings, or enforcement of contractual remedies.

  • Fine amounts: not specified on the City of Surrey planning pages[1].
  • Escalation: first notices, orders to comply, and court enforcement are typical; specific day-rate escalation is not specified on the cited page[1].
  • Non-monetary sanctions: compliance orders, registration of charges, injunctive relief and court actions can be used.
  • Enforcer and inspections: City of Surrey Planning Division and By-law Enforcement conduct reviews and inspections; complaints can be directed to Planning for development conditions or to By-law Enforcement for contraventions.
  • Appeals and review: review routes depend on the controlling instrument (zoning bylaw, housing agreement or development permit); time limits for appeals are not specified on the cited page[1].

Applications & Forms

There is no standalone, public 'inclusionary zoning' application form listed on the City of Surrey planning pages; inclusionary requirements are typically addressed during rezoning, development permit or housing agreement negotiation processes and by submitting the standard planning application materials referenced by the Planning Division[1].

Implementation & Typical Conditions

  • Housing agreements: legal agreements registered on title set unit mix, affordability targets and duration.
  • Affordability term: often secured long-term or for a defined term; exact durations vary by agreement.
  • Trigger points: obligations often apply at occupancy or issuance of final occupancy permits.
  • Contact pathway: discuss specific project requirements with Surrey Planning early in the review process.
Housing agreements are the common tool to secure long-term affordable units in Surrey.

Action steps for developers and non-profits

  • Step 1: Early consultation with Surrey Planning to confirm whether inclusionary requirements apply and options for compliance.
  • Step 2: Include affordability commitments in rezoning or development permit application materials.
  • Step 3: Negotiate housing agreement terms, affordability levels and monitoring obligations.
  • Step 4: Register agreements on title and prepare monitoring/reporting plans for compliance.

FAQ

What is inclusionary zoning in Surrey?
Inclusionary zoning in Surrey is a municipal approach to secure affordable housing units through development approvals and housing agreements during rezoning or permit processes.
How many affordable units are required?
Specific percentage targets or unit counts vary by project and policy; exact numerical requirements are not specified on the City of Surrey planning pages[1].
Can developers pay cash instead of building units?
Cash-in-lieu is sometimes an option where permitted by policy and negotiated in the development approval, subject to City direction.

How-To

  1. Contact Surrey Planning early to determine whether inclusionary zoning applies to your site and which approvals are required.
  2. Prepare rezoning or development permit submissions that document proposed affordable units or alternative compliance measures.
  3. Negotiate and finalize a housing agreement that records unit mix, affordability levels and monitoring obligations.
  4. Register the agreement on title, obtain permits and implement reporting to the City as required.

Key Takeaways

  • Inclusionary zoning is implemented through zoning, housing agreements and development approvals in Surrey.
  • Early engagement with Surrey Planning reduces delays and clarifies compliance options.
  • Long-term affordability is typically secured by legal agreements registered on title.

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