Buying a duplex in Vancouver: what to know first

Duplexes are one of the most searched home types in Vancouver, and for good reason. A half duplex usually costs less than a detached house in the same neighbourhood, but you still get ground-level living, your own entrance and often a yard. Since the City’s multiplex rules came in, many more new duplexes are being built on regular single-family lots.

Before you write an offer, it helps to understand three things: the layout, how the property is titled, and whether there is a suite or lock-off you can rent.

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Side-by-side vs front/back duplex

Most Vancouver duplexes come in one of two layouts.

Side-by-side duplex. The two homes share a centre wall and both face the street. Each side usually has a similar floor plan, its own front door and a share of the backyard. Side-by-side duplexes are more common on wider lots, because each half needs enough frontage to be a usable home.

Front/back duplex. One home faces the street and the other sits behind it, facing the lane. This layout is common on standard 33-foot lots. The two units are often quite different in size, light and price.

	Side-by-side	Front/back
Street presence	Both units	Front unit only
Outdoor space	Usually split evenly	Front unit often gets more yard
Parking	Shared driveway or lane	Back unit usually closest to the lane
Privacy	One shared wall	Back unit is often quieter
Resale	Halves usually sell for similar prices	Front unit usually sells for more

Neither layout is better for everyone. Families who want a yard often prefer the front unit or a side-by-side. Buyers who want privacy and a quieter street often like the back unit, and it is usually the more affordable half.

Strata, “non-conforming” strata and other ownership

Almost every half duplex in Vancouver is sold as a strata title. Each owner holds their own strata lot, and the land, roof, exterior and yard are usually common property shared by the strata corporation.

You will often see listings described as a “non-conforming strata.” The Condominium Home Owners Association (CHOA) points out that there is no such legal category. The term usually means a small strata, often two to four units, where the owners have never run it as a strata: no meetings, no strata fees, no budget and no formal bylaws.

That can feel simple until something goes wrong. In a 2020 BC Civil Resolution Tribunal case, two duplex owners had ignored their strata for years. When one refused to pay half of the strata insurance, the tribunal ruled that the strata existed, had to follow the Strata Property Act, and that each owner had to share the cost.

If you are buying a half duplex, ask for:

• The strata plan and any registered bylaws. If there are no filed bylaws, the standard bylaws in the Strata Property Act apply.
• Proof of strata insurance. Every strata corporation, including a two-unit duplex, must insure the buildings at full replacement value and carry at least $2 million in liability insurance.
• Any written agreement between owners on who pays for the roof, drainage, fencing and other shared items.
• Minutes, if any, and a Form B information certificate. This confirms strata fees, special levies and any money owed.

Small stratas with four or fewer lots do not need a depreciation report under current BC rules, but it is still wise to budget for major repairs together.

Occasionally an older duplex is not stratified at all and is held as shares of one title, for example as tenants in common. That can be harder to finance and to resell, so speak with a lawyer and your lender before you make an offer.

Lock-off suites and secondary suites

Many new Vancouver duplexes are designed with a lock-off suite or a secondary suite, which can help with the mortgage.

• A secondary suite is a self-contained rental unit, usually on the lower level.
• A lock-off unit is a smaller space inside your home, with its own door and a small kitchen, that can be locked off and rented, then opened up again later as part of your home.

Vancouver’s R1-1 zoning allows both, with limits. In a duplex without a suite, each half can have one lock-off unit. In a duplex with a secondary suite, the building can have one suite and one lock-off, and they must be in different halves. A lock-off or suite cannot be sold separately, so it adds value as rental income or extra space.

When you are comparing listings, check that any suite or lock-off was permitted. Ask the seller for the building permit and occupancy permit, and confirm the rental rules in the strata bylaws.

Financing a half duplex

Lenders treat a strata half duplex much like a townhouse. A few points are worth knowing:

• Down payment. For homes under $1.5 million, the minimum is 5% of the first $500,000 and 10% of the rest. At $1.5 million or more, you need at least 20% down.
• Rental income. Many lenders will count part of the rent from a legal suite toward your qualifying income.
• New construction. New duplexes in BC come with the 2-5-10 home warranty. Check that the builder is licensed with BC Housing and that warranty coverage is in place before completion.

Frequently asked questions

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Buying or selling a duplex?

Duplexes vary more than most home types, and two halves of the same building can be worth very different amounts.

I’m Todd Johnson, a REALTOR® with Sutton Group West Coast Realty. I help Vancouver buyers compare layouts, review strata documents and check suites before they write an offer. Call or email me and we can look at the duplexes you are considering together.

778-836-9946 · Todd@ToddJohnson.ca · www.ToddJohnson.ca

Sources

Rules checked on October 28, 2026:

• R1-1 Residential Inclusive District Schedule (City of Vancouver)
• What’s a non-conforming strata? (REALTOR Link)
• If it’s not managed as a strata, it’s still a strata (Canadian Underwriter)
• Insurance for strata corporations (Province of BC)
• Depreciation report requirements (Province of BC)