| Metro Vancouver

Metro Vancouver is revising its DCC program to ensure the program is responsive to social, political, and economic circumstances. The current revision began in 2025 and will continue through 2027, with new rates taking effect in 2028. View more information about the DCC revisions.

Overview

Metro Vancouver is a growing region. As communities expand and new housing, employment and services are developed, we need to build and upgrade infrastructure – including drinking water, sanitary sewers, drainage, and regional parkland* – to meet growth-related demand.

To help fund the cost of growth-related infrastructure, Metro Vancouver uses development cost charges (DCCs).

DCCs are one-time fees collected by local governments and are applied to new developments at the time of building permit issuance (or subdivision approval). DCCs are a tool provided by the Province, regulated by the Local Government Act. DCCs help ensure that development contributes its fair share towards the necessary growth-related infrastructure improvements that development benefits from. Non-growth-related infrastructure is paid for by existing ratepayers.

The Metro Vancouver Board adopted its current DCC rates in March 2024, and considers DCCs to be a critical funding source for growth-related capital infrastructure in the region. Growth-related infrastructure represents a significant portion of Metro Vancouver’s capital plan, and DCC revenues help reduce the burden on ratepayers and ensure that growth is helping to pay for growth in the region.

*A small portion of the regional DCC program is allocated to expanding regional parks (land acquisition only) to support population growth.

Regional Sewer, Water and Parkland Acquisition Development Cost Charges, 2025

DCC rates beginning January 1, 2025	DCC rates beginning January 1, 2025	<div class="ExternalClass680F43C750E94B5B9007888CA7CF2289"><h3>Water DCC</h3><div class="uk-overflow-auto"><table class="uk-table uk-table-small uk-table-divider mv-border-cyan mv-table-heading-cyan mv-table-border"><thead><tr><th align="center">Assist Factor</th><th align="center">Existing 50%</th><th align="center">45%<br>Jan 1, 2025</th><th align="center">15%<br>Jan 1, 2026</th><th align="center">1%<br>Jan 1, 2027</th></tr></thead><tbody><tr><td>Residential Lot Development Unit </td><td>$6,692</td><td>$10,952</td><td>$16,926<br></td><td>$19,714</td></tr><tr><td>Townhouse Dwelling Unit </td><td>$5,696</td><td>$9,839</td><td>$15,206</td><td>$17,710</td></tr><tr><td>Apartment Dwelling Unit </td><td>$4,261</td><td>$6,791</td><td>$10,495</td><td>$12,223</td></tr><tr><td>Non-Residential (per square foot) </td><td>$3.39</td><td>$5.30</td><td>$8.19</td><td>$9.54<br></td></tr></tbody></table> </div><h3>Liquid Waste DCC</h3><div class="uk-overflow-auto"><table class="uk-table uk-table-small uk-table-divider mv-border-cyan mv-table-heading-cyan mv-table-border"><thead><tr><th>Assist Factor</th><th align="center">Existing 17.5%</th><th align="center">16%<br>Jan 1, 2025</th><th align="center">10%<br>Jan 1, 2026</th><th align="center">1%<br>Jan 1, 2027</th></tr></thead><tbody><tr><td> <strong>VSA</strong></td></tr><tr><td>Residential Lot Development Unit</td><td> $3,335</td><td> $10,498</td><td> $11,290</td><td> $12,476</td></tr><tr><td>Townhouse Dwelling Unit</td><td> $2,983</td><td> $9,593</td><td> $10,316</td><td> $11,400</td></tr><tr><td>Apartment Dwelling Unit</td><td> $1,988</td><td> $6,298</td><td> $6,772</td><td> $7,484</td></tr><tr><td>Non-Residential (per square foot)</td><td> $1.63</td><td> $5.30</td><td> $5.70</td><td> $6.30</td></tr><tr><td> <strong>NSSA</strong></td></tr><tr><td>Residential Lot Development Unit</td><td>$3,300</td><td>$9,760</td><td>$10,478</td><td>$11,557</td></tr><tr><td>Townhouse Dwelling Unit</td><td>$2,786</td><td>$8,996</td><td>$9,658</td><td>$10,652</td></tr><tr><td>Apartment Dwelling Unit</td><td>$2,030</td><td>$6,005</td><td>$6,448</td><td>$7,111</td></tr><tr><td>Non-Residential (per square foot)</td><td>$1.67</td><td>$5.00</td><td>$5.37</td><td>$5.92</td></tr><tr><td> <strong>LISA</strong></td></tr><tr><td>Residential Lot Development Unit</td><td>$3,313</td><td>$5,683</td><td>$6,152</td><td>$6,855</td></tr><tr><td>Townhouse Dwelling Unit</td><td>$2,756</td><td>$4,927</td><td>$5,333</td><td>$5,943</td></tr><tr><td>Apartment Dwelling Unit</td><td>$2,042</td><td>$3,516</td><td>$3,806</td><td>$4,241 </td></tr><tr><td>Non-Residential (per square foot)</td><td>$1.54</td><td>$2.55</td><td>$2.76</td><td>$3.08</td></tr><tr><td> <strong>FSA</strong></td></tr><tr><td>Residential Lot Development Unit</td><td>$6,254</td><td>$11,443</td><td>$12,311</td><td>$13,613</td></tr><tr><td>Townhouse Dwelling Unit</td><td>$5,390</td><td>$10,015</td><td>$10,775</td><td>$11,914</td></tr><tr><td>Apartment Dwelling Unit</td><td>$4,269</td><td>$7,302</td><td>$7,855</td><td>$8,686</td></tr><tr><td>Non-Residential (per square foot)</td><td>$3.30</td><td>$5.41</td><td>$5.82</td><td>$6.43</td></tr></tbody></table> </div><h3>Parkland Acquisition DCC<br></h3><div class="uk-overflow-auto"><table class="uk-table uk-table-small uk-table-divider mv-border-cyan mv-table-heading-cyan mv-table-border"><thead><tr><th>Assist Factor</th><th>Existing</th><th align="center">75%<br>Jan 1, 2025</th><th align="center">50%<br>Jan 1, 2026</th><th align="center">1%<br>Jan 1, 2027</th></tr></thead><tbody><tr><td>Residential Lot Development Unit</td><td>-</td><td>$491</td><td>$981</td><td>$1,943</td></tr><tr><td>Townhouse Dwelling Unit</td><td>-</td><td>$442</td><td>$884</td><td>$1,751</td></tr><tr><td>Apartment Dwelling Unit</td><td>-</td><td>$303</td><td>$606</td><td>$1,199</td></tr><tr><td>Non-Residential (per square foot)</td><td>-</td><td>$0.24</td><td>$0.48</td><td>$0.94</td></tr></tbody></table> </div><h3>Total Regional DCC</h3><div class="uk-overflow-auto"><table class="uk-table uk-table-small uk-table-divider mv-border-cyan mv-table-heading-cyan mv-table-border"><thead><tr><th>Total Regional DCC<br> <br></th><th align="center">Existing<br> <br></th><th align="center">Step 1<br>Jan 1, 2025</th><th align="center">Step 2<br>Jan 1, 2026</th><th align="center">Step 3<br>Jan 1, 2027<br></th></tr></thead><tbody><tr><td> <strong>VSA</strong></td></tr><tr><td>Residential Lot Development Unit</td><td>$10,027</td><td>$21,941</td><td>$29,196</td><td>$34,133</td></tr><tr><td>Townhouse Dwelling Unit</td><td>$8,679</td><td>$19,874</td><td>$26,406</td><td>$30,861</td></tr><tr><td>Apartment Dwelling Unit</td><td>$6,249</td><td>$13,392</td><td>$17,873</td><td>$20,906</td></tr><tr><td>Non-Residential (per square foot)</td><td>$5.02</td><td>$10.84</td><td>$14.37</td><td>$16.78</td></tr><tr><td> <strong>NSSA</strong></td></tr><tr><td>Residential Lot Development Unit</td><td> $9,992</td><td>$21,203</td><td>$28,385</td><td>$33,214</td></tr><tr><td>Townhouse Dwelling Unit</td><td> $8,482</td><td>$19,277</td><td>$25,748</td><td>$30,113</td></tr><tr><td>Apartment Dwelling Unit</td><td> $6,291</td><td>$13,099</td><td>$17,548</td><td>$20,533</td></tr><tr><td>Non-Residential (per square foot)</td><td> $5.06</td><td>$10.54</td><td>$14.04</td><td>$16.40</td></tr><tr><td> <strong>LISA</strong></td></tr><tr><td>Residential Lot Development Unit</td><td> $10,005</td><td>$17,126</td><td>$24,058</td><td>$28,512</td></tr><tr><td>Townhouse Dwelling Unit</td><td> $8,452</td><td>$15,208</td><td>$21,423</td><td>$25,404</td></tr><tr><td>Apartment Dwelling Unit</td><td> $6,303</td><td>$10,610</td><td>$14,906</td><td>$17,663</td></tr><tr><td>Non-Residential (per square foot)</td><td> $4.93</td><td>$8.09</td><td>$11.43</td><td>$13.56</td></tr><tr><td> <strong>FSA</strong></td></tr><tr><td>Residential Lot Development Unit</td><td> $12,946</td><td>$22,886</td><td>$30,218</td><td>$35,270</td></tr><tr><td>Townhouse Dwelling Unit</td><td> $11,086</td><td>$20,296</td><td>$26,865</td><td>$31,375</td></tr><tr><td>Apartment Dwelling Unit</td><td> $8,530</td><td>$14,396</td><td>$18,956</td><td>$22,108</td></tr><tr><td>Non-Residential (per square foot)</td><td> $6.69</td><td>$10.95</td><td>$14.49</td><td>$16.91</td></tr></tbody></table> </div></div><br>
Instream applications	Instream applications	<div class="ExternalClass2865AAF1A98A4866AEC0C694C0B0AD91"><p>Sections of the Province’s Bill 13 Miscellaneous Amendments Act, 2025 pertaining to instream protections came into effect upon the issuance of a Provincial regulation. This means that instream protection for development cost charges (DCCs) is temporarily extended from 12 to 24 months. After March 2026, for any subsequently adopted regional DCC bylaws the instream protection will return to 12 months.<br></p><p>This applies:</p><ul><li>To DCCs related to Metro Vancouver Regional District, the Greater Vancouver Water District, and the Greater Vancouver Sewerage and Drainage District (ie the water, sewer and parkland acquisition DCCs). </li><li>For developers that have submitted completed applications prior to March 22, 2024.</li></ul><p>The amendments apply only to the bylaws adopted on March 22, 2024.</p><p>Section 568.1 of the Local Government Act:</p><p></p><div class="uk-background-muted uk-panel uk-padding-medium"><p>(2) Despite section 568 (2) and subject to subjection (3) of this section, a development cost charge bylaw that would otherwise be applicable to the construction, alteration or extension of a building or structure has no effect with respect to that construction, alteration or extension if</p><ul><li>(a) the building permit authorizing that construction, alteration or extension is issued within 24 months after the date the development cost charge bylaw is adopted,</li><li>(b) a precursor application to that building permit is instream on the date the development cost charge bylaw is adopted, and</li><li>(c) the development cost charge bylaw would increase development cost charges on a person who obtains that building permit</li></ul><p>(3) Subsection (2) does not apply if the applicant for that building permit agrees in writing that the development cost charge bylaw should have effect.</p></div> <p>This extension is applied retroactively to March 22, 2025. Homebuilders who have met the application date above will continue to have access to the lower rates of development charges (rates in effect during 2024) until March 22, 2026.<br></p><p> <i class="fa fa-light fa-link" aria-hidden="true"></i> <a href="http://www.bclaws.ca/civix/document/id/lc/statreg/r15001_14#division_d0e45097" target="_blank">Learn more about Division 7 — Development Permits</a><br></p><br></div>
Financial analysis and reporting	Financial analysis and reporting	<div class="ExternalClass1CF9F9F67C0E4F768C43D7E30DAB4742"><ul class="fa-ul"><li><span class="fa-li"><i class="fa-light fa-file" aria-hidden="true"></i></span><a href="/services/liquid-waste/Documents/mv-dcc-financial-impact-report.pdf" target="_blank">Metro Vancouver Development Cost Charges: Financial Impact Report, Sept 15 2023</a></li><li><span class="fa-li"><i class="fa-light fa-file" aria-hidden="true"></i></span><a href="/about-us/Documents/financial-analysis-of-impact-of-increased-dcc-rates.pdf" target="_blank">Financial Analysis of Impact of Metro Vancouver's Increased DCC Rates, October 11, 2024</a><br></li></ul></div>
New in 2025	New in 2025	<div class="ExternalClassBA71D162FFAD49ECB72E8521FBEAE552"><h3>Instream protection period extension</h3><p>Sections of the Province’s Bill 13 Miscellaneous Amendments Act, 2025 pertaining to instream protections will come into effect upon the issuance of a Provincial regulation . This means that instream protection for development cost charges (DCCs) is temporarily extended from 12 to 24 months. After March 2026, instream protection will return to 12 months.</p><p>This applies:</p><ul><li>To DCCs related to Metro Vancouver Regional District, the Greater Vancouver Water District, and the Greater Vancouver Sewerage and Drainage District</li><li>For developers that have submitted completed applications prior to March 22, 2024.</li></ul><p>The amendments apply only to the bylaws adopted on March 22, 2024.</p><p>This extension is applied retroactively to March 22, 2025. Homebuilders who have met the application date above will continue to have access to the lower rates of development charges (rates in effect during 2024) until March 22, 2026.</p><h3>Proposed changes to DCCs for agricultural developments</h3> <p>Metro Vancouver is committed to a long-term solution to address potential impacts of DCC rates on new or expanding agricultural developments. While that long term solution is in development, an interim solution is in effect as of May 23, 2025.</p><p>Metro Vancouver’s DCC framework currently only has one non-residential rate, which may not be suitable for agricultural developments (such as greenhouses) given the small demand on infrastructure relative to their buildable area.</p><p> <strong>Interim Solution – 2025 through 2027</strong></p><p>Metro Vancouver worked with the agriculture sector to develop interim waiver/reduction bylaws for agricultural developments designed to result in a low environmental impact. For eligible agricultural developments, parkland acquisition DCCs will be fully waived, and water DCCs will be reduced by 98%. As most agricultural lands are outside the regional sewerage area, liquid waste DCCs are generally not applicable. This interim waiver/reduction sets regional DCC rates that align with those of municipalities in Metro Vancouver and other regional districts.</p><p>Two bylaws were approved by the Metro Vancouver Boards May 23, 2025:</p><ul class="fa-ul"><li> <span class="fa-li"> <i class="fa-light fa-file" aria-hidden="true"></i></span> <a href="/boards/Bylaws/MVRD_Bylaw_1418.pdf" target="_blank">MVRD Development Cost Charge Waiver for Agricultural Development Designed to Result in a Low Environmental Impact Bylaw No. 1418, 2025</a></li><li> <span class="fa-li"> <i class="fa-light fa-file" aria-hidden="true"></i></span> <a href="/boards/Bylaws/GVWD_Bylaw_264.pdf" target="_blank">GVWD Development Cost Charge Reduction for Agricultural Development Designed to Result in a Low Environmental Impact Bylaw No. 264, 2025</a></li></ul><p>Thank you to all who provided input to that process.</p><p> <strong>Long-term solution – scheduled for implementation in 2028</strong></p><p>Metro Vancouver is currently revising its full DCC program. Part of this revision includes updating residential and non-residential definitions, including consideration of a separate rate and category for agricultural development.</p></div>
Metro Vancouver DCC updates in 2021 to 2024	Metro Vancouver DCC updates in 2021 to 2024	<div class="ExternalClassA6BBE834704342239CC3F60B6445D1C6"><h3>2021 and 2022</h3><p>In 2021, staff conducted engagement on both liquid waste and water development cost charges resulting in revised liquid waste infrastructure development cost charges. In 2022, staff further engaged on the development of a water development cost charge resulted in the establishment of the Water District Development Cost Charge Bylaw.</p><p>In early 2022, Metro Vancouver’s Board Chair formed a Financial Plan Task Force to review the five-year financial plan and find ways to reduce potential costs to residents over the next four years. Through the process, Metro Vancouver reviewed programs and projects, and assessed risks to adjusting projects currently identified in the five-year plan. Recognizing that a significant portion of Metro Vancouver’s capital plan involves constructing larger or new infrastructure to accommodate new buildings and growth in the region, the Metro Vancouver Board endorsed moving to a DCC one-per-cent assist factor.</p><p>During engagement, Metro Vancouver heard support for the concept that growth should pay for growth. Industry and member jurisdictions expressed concern about the cumulative impact of rate increases, and in response staff commissioned an industry capacity analysis to assess the impact of the proposed DCC rates. Metro Vancouver also heard strong support for a waiver for non-profit rental housing, which was put into effect.</p><ul class="fa-ul"><li> <span class="fa-li"><i class="fa-light fa-file" aria-hidden="true"></i></span><a href="/boards/Water/WAT_2022-Oct-6_AGE.pdf#page=44" target="_blank">2022 Staff Report on Water DCC Review Process with Engagement Summary</a></li></ul><h3>2023 and 2024</h3><p>In 2023 staff conducted engagement to further adjust the liquid waste and water DCC components and add a parkland acquisition component. This resulted in the establishment of the Parkland Acquisition Development Cost Charge and adoption of revised rates for all DCCs effective January 2025.</p><ul class="fa-ul"><li> <span class="fa-li"><i class="fa-light fa-file" aria-hidden="true"></i></span><a href="/services/liquid-waste/Documents/metro-vancouver-development-cost-charges-presentation.pdf" target="_blank">Metro Vancouver Development Cost Charges: Webinar Slide Deck of Presentation</a>, September 2023</li><li> <span class="fa-li"><i class="fa-light fa-file" aria-hidden="true"></i></span><a href="/services/liquid-waste/Documents/mv-dcc-financial-impact-report.pdf" target="_blank">Metro Vancouver Development Cost Charges: Comparison of Potential Financial Impact on New Development of Metro Vancouver’s Proposed DCC Rate Increases and Changes in Other Market Factors</a>, September 2023</li></ul> </div>

Waiver Applications

Affordable housing	Affordable housing	<div class="ExternalClassCCEBA9AFCE8742E6836BE88A51976225"><h3>Background</h3><p>GVS&DD (Liquid Waste), GVWD (Water), and MVRD (Parkland Acquisition) DCCs may be waived for not-for-profit rental housing that is:</p><ul><li>Owned, leased or otherwise held by a not-for-profit society, BC Housing, CMHC, a non-profit municipal housing corporation, or a registered charity at the time of any application for, or issuance of, a waiver of DCCs;</li><li>Operated as rental housing for people who meet eligibility criteria;</li><li>Governed by the terms of an agreement and/or covenant with the Province of British Columbia, BC Housing, CMHC or a municipality regarding the operation of the housing and stipulating how the dwelling units will be managed and occupied; and</li><li>Proposed project rents are geared toward households who meet or fall below the applicable Housing Income Limits (HILs).</li></ul><p>There are also provisions to reduce DCCs for not-for-profit student housing. Details are provided in the Bylaws and the documents below:</p><h3>Form</h3><ul class="fa-ul"><li> <span class="fa-li"><i class="fa-light fa-link" aria-hidden="true"></i></span><a href="/services/liquid-waste/Documents/gvsdd-dcc-waiver-for-affordable-housing-application-form.pdf" target="_blank">GVS&DD GVWD MVRD DCC Waiver for Affordable Housing – Application Form</a><br></li></ul><h3>Additional Information</h3><ul class="fa-ul"><li> <span class="fa-li"><i class="fa-light fa-file" aria-hidden="true"></i></span><a href="/services/liquid-waste/Documents/gvsdd-dcc-waiver-for-affordable-housing-implementation-guideline.pdf">GVS&DD GVWD MVRD DCC Waiver for Affordable Housing – Implementation Guideline</a><br></li><li> <span class="fa-li"><i class="fa-light fa-file" aria-hidden="true"></i></span><a href="/services/liquid-waste/Documents/gvsdd-dcc-waiver-for-affordable-housing-faq.pdf" target="_blank">GVS&DD GVWD MVRD DCC Waiver for Affordable Housing – FAQ</a><br></li><li> <span class="fa-li"><i class="fa-light fa-file" aria-hidden="true"></i></span><a href="/boards/Bylaws/GVSDD_Bylaw_314_Consolidated.pdf" target="_blank">GVS&DD DCC Waiver or Reduction for Not-for-Profit Rental Housing Bylaw 314, 2018 - Unofficial Consolidation</a><br></li><li> <span class="fa-li"><i class="fa-light fa-file" aria-hidden="true"></i></span><a href="/boards/Bylaws/GVWD_Bylaw_256.pdf" target="_blank">GVWD DCC Waiver or Reduction for Not-for-Profit Rental Housing Bylaw 256, 2022 - Unofficial Consolidation</a><br></li><li> <span class="fa-li"><i class="fa-light fa-file" aria-hidden="true"></i></span><a href="/boards/Bylaws/MVRD_Bylaw_1409.pdf" target="_blank">MVRD DCC Waiver or Reduction of Development Cost Charges for Not-for-Profit Rental Housing Bylaw 1409, 2025</a><br></li></ul></div>
Agricultural development designed to result in a low environmental impact	Agricultural development designed to result in a low environmental impact	<div class="ExternalClass684F702FE7274F869FBF4082AE173B94"><h3>Background</h3><p>GVWD (Water) DCCs may be reduced (by 98%) and MVRD (Parkland Acquisition) DCCs may be waived for agricultural developments that are designed to result in a low environmental impact that meet the following definition and criteria:</p><p> <strong>Definition:</strong> “agricultural development” – means any non-residential building or structure that is used for agricultural production or is located on agricultural land, and will connect to and use potable water, including, but not limited to: greenhouses, retail nurseries, manufacturing and processing facilities for agriculture-related products, development intended for intensive indoor livestock operations, or development intended for non-farm commercial businesses, related to agriculture, as permitted by the Agricultural Land Commission Act.</p><ul><li>The proposed development meets the definition for “agricultural development”;</li><li>The proposed development has the following:</li><ul><li>A design plan demonstrating that a potable water meter will be installed; and</li><li>A water management plan outlining how the development will minimize potable water consumption and maximize conservation, particularly during peak demand season (May to September).</li></ul></ul><h3>Form</h3> <p> <a class="uk-button mv-button" href="https://forms.metrovancouver.org/water/Pages/ag-dcc-waiver-reduction-application.aspx" target="_blank">Application form</a></p><ul class="fa-ul"><li> <span class="fa-li"><i class="fa-light fa-link"></i></span><a href="/about-us/Documents/ag-dcc-waiver-reduction-eligibility-chart.pdf" target="_blank">Eligibility chart</a></li></ul><h3>Additional Information</h3><p>Metro Vancouver’s DCC framework currently only has one non-residential rate, which may not be suitable for agricultural developments (such as greenhouses) given the small demand on infrastructure relative to their buildable area.</p><p>Metro Vancouver implemented an interim waiver/reduction bylaw for agriculture that came into effect on May 23, 2025 for agriculture developments that meet the definition and criteria for low environmental impact as permitted in the Local Government Act. This interim waiver/reduction aligns DCC rates with the Agriculture DCC rate of municipalities in the Metro Vancouver region and other regional districts.</p><p>Metro Vancouver worked with the agriculture sector to develop interim waiver/reduction bylaws for agricultural developments designed to result in a low environmental impact. For eligible agricultural developments, parkland acquisition DCCs will be fully waived, and water DCCs will be reduced by 98%. As most agricultural lands are outside the regional sewerage area, liquid waste DCCs are generally not applicable.</p><p>Metro Vancouver is committed to a long-term solution to address potential impacts of DCC rates on new or expanding agricultural developments. For up to date information, please visit the <a href="/about-us/budgets-and-financial-plans/development-cost-charge-revisions">Development Cost Charge Revisions webpage</a>.</p><p> <strong>Bylaws:</strong></p><ul class="fa-ul"><li> <span class="fa-li"><i class="fa-light fa-link"></i></span><a href="/boards/Bylaws/MVRD_Bylaw_1418.pdf" target="_blank" title="MVRD Development Cost Charge Waiver for Agricultural Development Designed to Result in a Low Environmental Impact Bylaw No. 1418, 2025">MVRD Development Cost Charge Waiver for Agricultural Development Designed to Result in a Low Environmental Impact Bylaw No. 1418, 2025</a></li><li> <span class="fa-li"><i class="fa-light fa-link"></i></span><a href="/boards/Bylaws/GVWD_Bylaw_264.pdf" target="_blank" title="GVWD Development Cost Charge Reduction for Agricultural Development Designed to Result in a Low Environmental Impact Bylaw No. 264, 2025">GVWD Development Cost Charge Reduction for Agricultural Development Designed to Result in a Low Environmental Impact Bylaw No. 264, 2025</a><br></li></ul></div>

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