North Vancouver City Mortgage Broker

Working with me in North Vancouver City

In North Vancouver City it can go any way you prefer — in person, video, or phone.

Documents can still go digital if that is easier, or we meet wherever suits you.

North Vancouver City, specifically

The City of North Vancouver counted 58,120 residents in the 2021 Census, up 9.9% (5,222 people) from 2016. With a land area of just 11.83 square kilometres, it's smaller than both of its North Shore neighbours, the District of North Vancouver and West Vancouver, and almost half of its households rent. The SeaBus crosses Burrard Inlet from North Vancouver to downtown Vancouver in 12 minutes.

My mortgage and real estate licences both cover all of BC, so for a home in North Vancouver City you can come to me for the mortgage and for buying or selling.

The City of North Vancouver's zoning and rental rules: ground-oriented housing, coach houses and tenant protection

On December 8, 2025, the City adopted a new Ground Oriented Zone for properties previously zoned for single-family and duplex homes, excluding certain heritage areas and properties. Lots of 280 m² or less can have three units; larger lots can have four in Low Rise Neighbourhood 1, at a floor space ratio of 0.85, or six in Low Rise Neighbourhood 2, at 1.0. The City says the change added more than 6,600 units of residential capacity. Units in the zone can be stratified or not — and a strata unit can be sold and mortgaged on its own.

Coach houses are a different matter. The City's rules say a coach house can be used for family members or as a rental unit, but it cannot be stratified: it's bought and sold with the main house, and financed with it too.

The City is in Category 2 of the Province's Transit-Oriented Area list — a bus exchange or West Coast Express station in Metro Vancouver. Within 200 metres of the exchange it must allow at least 12 storeys and a floor area ratio of 4.0, and between 200 and 400 metres at least 8 storeys and 3.0, and local governments can't require off-street residential parking in these areas. The Province's housing target for the City is 3,320 net new homes completed between July 1, 2024 and June 30, 2029; in the first year, the City reported 547 against a first-year target of 581.

With almost half of City households renting, the rental rules come up often. A short-term rental needs a City of North Vancouver business licence. And if you're buying an older rental building to redevelop, the City's Residential Tenant Displacement Policy gives displaced tenants enhanced notice and assistance — a cost to build into the project from day one.

Common questions