Buying a Home in Delta: The Rules

On this page (11 sections)

One City sets the rules for Ladner, Tsawwassen and North Delta, and on Delta’s low ground the flood rules come first. These are the City-wide rules, with Delta’s own sources at the bottom.

Plans and zoning

  • The plan is Official Community Plan Bylaw No. 8400, adopted July 8, 2024. Zoning is Zoning Bylaw No. 7600, assigned parcel by parcel on the City’s zoning maps.
  • Minimum lot sizes on the zone sheets: RS5 550 m² (460 m² outside the single-family designation), RS6 390 m², RS7 335 m², RD1 duplex 836 m², RD4 duplex 504 m², and 4,000 m² for RS1, RS2, RS3, RD2 and RD3 in lower-density areas.
  • Older condo buildings sit in site-specific or multi-family zones set when they were built, so read the zone off the map rather than assume it.

Small-scale housing and suites

  • Bylaws No. 8394 and 8395, adopted June 24, 2024, allow small-scale housing on properties zoned for single detached or duplex homes: four units on residential properties, and six within 400 m of frequent transit on Scott Road in North Delta.
  • The combinations can include a house, a duplex, secondary suites, coach houses and garden suites, where the zone applies. The RS1 zone lists a secondary suite as an accessory use.

Flood, dikes and the shoreline

  • The City is the diking authority. It runs more than 63 km of flood protection, 31 drainage pump stations and about 538 km of drainage, and is raising sections of the Boundary Bay dike between 72 and 88 Street.
  • In the Boundary Bay foreshore and Southlands hazard area (SD3), habitable floors must be at least 2.9 m above datum, the ground around new building at least 2.3 m, and nothing can be built within 7.5 m of the tidal boundary.
  • In the SD2 hazard area, floors must be above the flood construction level, nothing can be built within 7.5 m of the sea or of a dike’s inboard toe, and a covenant acknowledging the flood risk goes on title.
  • On river-side lots in Ladner, the City has required flood-proofing covenants and rights-of-way so the dike can be raised to 5.5 m. Search title for both.
  • The Fraser River escarpment in North Delta (ND1) is a hazard area for mud flows, erosion, land slip and subsidence. A geotechnical review belongs in your subjects there.
  • Any property within 30 m of a stream is in the streamside protection permit area, which can limit additions, coach houses and rebuilds.
  • The Province owns almost all of the saltwater foreshore. A dock or moorage is held by lease or licence through FrontCounter BC, not with the lot.

Farmland

  • In the A1 zone a new lot needs 8 ha, except a home site severance under ALC policy. One farm house of up to 500 m² is allowed, on a home plate of up to 3,600 m², with one suite inside it and one accessory farm dwelling of 90 m² (lots of 40 ha or less) or 186 m² (larger lots). A2 also needs 8 ha; A3 doesn’t allow subdivision.

Taxes and utilities

  • Delta’s 2026 property taxes were due July 2, with 5% added to balances after July 2 and another 5% after September 2. The 2026 flat-rate utility fee for a single-family home is $1,658.
  • Delta is on the Province’s list of speculation and vacancy tax areas. Tsawwassen First Nation lands aren’t.

Before you remove subjects in Delta

  • The flood construction level, dike rights-of-way and flood covenants on title.
  • The parcel’s zone off the City’s map, and its minimum lot size.
  • Stream and escarpment permit areas on a creek-side or bluff lot.
  • Any dock or moorage claim, against a provincial tenure.

Rules change, so confirm anything that matters for your purchase with the City of Delta and your lawyer.

Areas with their own rules

Rules that are the same everywhere in BC

Sources

Neighbourhood guides that use this page

Common questions

How many units can I build on a Delta lot?

Under Bylaws 8394 and 8395 (June 24, 2024): four units on residential properties zoned for single detached or duplex homes, and six within 400 m of frequent transit on Scott Road.

Does a Delta waterfront home come with the foreshore?

No. The Province owns almost all of the saltwater foreshore. A dock or moorage is held by lease or licence through FrontCounter BC.

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

  • 5 out of 5 stars

    “Jared made the buying process super easy! He was professional, friendly, and got us a wicked deal. He's honest, pays attention to detail, and works well with other realtors to make sure the transition is smooth and stress free…”

    D.G. Google review

  • 5 out of 5 stars

    “Jared was super helpful, answering our many questions promptly! He made the home buying process as seamless as it could be and really advocated for us as first-time buyers. We recommend working with Jared as your realtor!”

    A.R. Google review

  • 5 out of 5 stars

    “Jared is an outstanding realtor and person. His knowledge of the market far surpasses anyone I have come in contact with. More than this, he prioritizes your purchase like it’s his own, going above and beyond to find a home that works for you…”

    B.S. Google review

Ready to get started?

Call 604-928-1361 or Email me today and let's discuss your next home sale or purchase.