Title Covenants, Zoning Pushback, and the Densification Debate in North Vancouver

What Homeowners Need to Know in 2025

If you've been following the housing headlines lately, you’ll know that North Vancouver—like much of the province—is under pressure to open the door to more housing density. But the road to gentle densification hasn’t exactly been smooth.

Let’s talk about what’s really going on.

The Province Says “Build More”—But It’s Complicated

In an effort to tackle the housing shortage, the BC government has introduced legislation that requires municipalities to permit small-scale, multi-unit housing (aka “SSMUH”) on lots that have historically been zoned for single-family homes. This means duplexes, triplexes, even fourplexes and sixplexes—especially near transit and town centres—are now fair game.

City of North Van has technically complied: as of June 9, 2025, they’ve amended zoning on 19 areas (35 properties total), loosened rules around coach houses, and begun preparing for more density near Lonsdale and other walkable neighbourhoods.

But not everyone’s on board—and this is where things get sticky.

Old Title Covenants Are Stirring Up Trouble

One of the more surprising issues that’s come up? Old land title covenants. These are legal restrictions placed on a property (often decades ago) that limit what can be built or done on that land. Some covenants in North Van go as far back as the 1950s and 60s, stating things like, “only a single-family dwelling shall be constructed on this lot.”

Now, with the province pushing for more density, some homeowners are leaning on these covenants as a way to stop redevelopment or block neighbouring projects. It’s led to legal disputes, zoning delays, and plenty of heated council meetings.

Can You Actually Stop Development with a Covenant?

Short answer: not easily.

There have already been legal challenges around BC—in places like Squamish, Nanaimo, and Saanich—where homeowners tried to use covenants to stop multi-unit developments. Most of these challenges haven’t succeeded. Courts have ruled that many of the old covenants are too vague, outdated, or simply unenforceable in 2025. Unless the covenant is crystal clear and still relevant, it’s unlikely to hold up.

Still, the fear and confusion these covenants create are real—and they’re slowing down the process for developers and homeowners alike.

City Council Hits Pause

To make matters more interesting, the City of North Vancouver recently decided to pause full implementation of the province’s housing order. On May 10, 2025, council voted to delay the roll-out of the most aggressive zoning changes (like the ability to build six units on a single lot), citing concerns about neighbourhood character, lack of community awareness, and infrastructure.

Mayor Buchanan and council members expressed frustration—not with the idea of building more homes, but with the how and how fast the changes were being pushed through. They’re now working on revised design guidelines and consulting with the community.

But here's the kicker: the province has made it clear that municipalities must have compliant bylaws in place by June 30, 2025—or face a ministerial order that will override local decisions. (technically, the City of North Van did comply but it was mostly symbolic since only 35 lots were considered approved.)

What This Means for You

Whether you're a homeowner, a buyer, or someone thinking about redeveloping a property, here’s what you need to know:

• If you own a property with an old covenant: It may limit your options on paper, but it likely won’t stop densification forever. Still, legal advice is a must.

• If you're planning to sell: Be aware that buyers may have questions about zoning and potential. It’s helpful to clarify what’s actually possible—and what’s speculative.

• If you're thinking about building: Get informed early. Speak with a lawyer, a planner, and a real estate professional who knows how these shifting regulations play out locally.

Final Thoughts

This is one of those times when real estate isn’t just about market stats and sales—it’s about policy, legal history, and the direction our communities are heading. The tension between maintaining character and creating housing is real, especially in places like North Van where people feel deeply connected to their neighbourhoods.

I’ll be watching this closely over the next few months as bylaws evolve and the deadline looms. If you’ve got questions about how all of this might affect your property—or you just want to talk strategy—I’m always here to help.