Surrey Inclusive Zoning & Affordable Housing Bylaw

Civil Rights and Equity British Columbia 3 Minutes Read · published February 12, 2026 Flag of British Columbia

Surrey, British Columbia adopts inclusive zoning as a tool to encourage affordable housing within new development and redevelopment. This guide explains how inclusive zoning is applied at the municipal level in Surrey, how it interacts with rezoning and housing agreements, and practical steps for developers, non-profits, and residents to propose or respond to inclusive housing requirements.

Check Surrey planning guidance early in project planning to reduce delays.

What is inclusive zoning?

Inclusive zoning generally requires or incentivizes a share of new housing to be affordable to households with low or moderate incomes, or provides contributions toward affordable units. In Surrey, inclusive zoning is implemented through zoning provisions, rezoning conditions and housing agreements registered on title, as set out in the City of Surrey bylaws and related planning documents[1].

How inclusive zoning works in practice

Mechanisms commonly used by the City include:

  • Density bonusing or floor area ratio (FAR) increases in exchange for on-site affordable units or cash-in-lieu.
  • Rezoning conditions requiring a specified number or percentage of units to be affordable.
  • Housing agreements registered on title to secure affordability tenure and rents or resale restrictions.
  • Long-term monitoring and reporting requirements for affordable units.
Inclusive zoning commitments are often secured before building permits are issued.

Penalties & Enforcement

Enforcement and compliance for zoning and housing agreement terms are carried out by the City of Surrey departments responsible for planning and by-law enforcement. Specific monetary fines, escalation schedules, and precise non-monetary sanctions are not specified on the cited page and should be confirmed with the City[1].

  • Enforcer: City of Surrey Planning and By-law Enforcement departments; complaints and compliance reviews are handled by municipal staff.
  • Fines: not specified on the cited page.
  • Escalation: first, repeat and continuing offences and their ranges are not specified on the cited page.
  • Non-monetary sanctions: orders to comply, requirement to provide or retain units as affordable, registration of notices on title, and court action may be used where municipal bylaws or housing agreements are breached.
Contact Planning or By-law Enforcement early if you receive a notice of non-compliance.

Applications & Forms

Common application pathways for inclusive zoning outcomes include rezoning applications, development permits, and housing agreement applications. Specific form names, fees and submission steps are not specified on the cited page; applicants should consult the City of Surrey planning intake information for current application packages and fee schedules[1].

  • Rezoning application: submit required plans, reports and application forms to City of Surrey Planning.
  • Fees: not specified on the cited page.
  • Deadlines and processing time: vary by application complexity and public hearing schedules.
If a housing agreement is required, it will usually be registered on the property title to secure affordability terms.

Common violations

  • Failure to provide the agreed number of affordable units or to comply with rent or resale restrictions.
  • Failure to submit required monitoring reports or tenant data as stipulated in a housing agreement.
  • Constructing beyond approved plans that alter the agreed affordable housing provision.

FAQ

How do I know if a development proposal triggers inclusive zoning requirements?
Consult the City of Surrey Planning department during pre-application meetings and review applicable zoning provisions and rezoning conditions; a planning staff check will confirm whether inclusive zoning applies.
Can developers pay cash-in-lieu instead of building units?
Some proposals allow cash-in-lieu where on-site provision is impractical, but availability and terms depend on the specific rezoning or policy in effect.
Who enforces housing agreements?
The City of Surrey enforces housing agreements through Planning and By-law Enforcement; enforcement mechanisms are set out in municipal bylaws and the registered agreement.

How-To

  1. Start with a pre-application meeting with Surrey Planning to discuss inclusive zoning expectations and feasibility.
  2. Prepare and submit a rezoning or development application with proposed affordable unit plans and any required studies.
  3. Attend staff review and public hearing(s) as required; negotiate the terms of any housing agreement with the City.
  4. Once approved, execute and register the housing agreement on title and comply with monitoring and reporting obligations.

Key Takeaways

  • Inclusive zoning in Surrey is secured through zoning, rezoning conditions and housing agreements.
  • Engage Surrey Planning early to clarify obligations, forms and timelines.

Help and Support / Resources

  1. [1] City of Surrey - Bylaws and consolidated bylaws repository

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