Vancouver · North Vancouver · Coquitlam

A beautiful home in your backyard.

FORM designs, permits, and builds laneway homes. One team. One price. Scroll to build one.

Instant zoning check. No signup.

See if your property is eligible.

Check my address
Scroll to build
FORM - LOADING SITE…
Start here

Start with your address.

Type your address for an instant zoning check. Then four quick questions tell you if a FORM home is realistic for you.

  1. 01

    Do you have the property?

    A lot in Vancouver, North Vancouver, or Coquitlam, with room in the back yard. Type your address for an instant zoning pre-check.

    Not checked
    Awaiting address - instant result, no signup required

    Pre-check against the current bylaws (Vancouver R1-1, City and District of North Vancouver coach house programs, Coquitlam SSMUH zoning), verified July 2026. Not a legal opinion. Lot width, lane access, trees, and services affect the final answer, and we confirm all of it at your free consultation.

    • Lot widthAbout 33 ft or wider (40 ft for the FORM 950)
    • Back yardRoom for a 400 to 950 sq ft home
    • AccessA lane in Vancouver. No lane needed in the North Vancouver District or Coquitlam
  2. 02

    Do you have the equity?

    Most FORM homes are paid for from the equity already in the main house. Two numbers tell you if that works.

    Not checked
    Equity you could borrow against $1,200,000

    Enough to fund any FORM model in full.

    Based on CMHC insured refinancing: up to 90% of your home's value, to a $2M total loan, amortized over 30 years, in force since January 2025. Illustrative only. Your lender sets the final number. FORM is not a lender.

  3. 03

    Choose your FORM.

    Pick a model and an exterior. Kitchens and floors are chosen with you at design.

    FORM 650 · Black
    FORM home exterior in the Black scheme: ebony fluted composite siding with a dark walnut entry accent
    Model
    Exterior
  4. 04

    See your estimated cost.

    One all-in number, and what it looks like per month if you rent it out.

    from $292,500
    Your FORM 650, all-in$292,500

    Design, permits, build, site work, utilities, appliances, finishes.

    Est. monthly carrying cost$1,660/mo

    If financed in full at 5.5% over 30 years.

    Illustrative rent$2,400 to $2,900/mo

    Typical 2026 rent for a one-bedroom laneway home in Vancouver (east side; west side runs higher).

    What the rent leaves each month+$740 to +$1,240/mo

    Rent minus carrying cost. Before tax, insurance, and upkeep.

    Preview pricing, confirmed at your free consultation. Rents from 2026 Vancouver laneway listings, illustrative only. Carrying cost assumes the full price is financed. Your lot, model, and lender set the real numbers.

  5. 05

    Book a free consultation.

    We walk your lot, confirm zoning and services, and give you a real number. No obligation.

    Free · 30 minutes
    FORM 650 · Black exterior
Why a backyard home

Your land is already working. Let it work harder.

01 - Rent it $2,400 to $3,300 a month

Typical Vancouver laneway rent in 2026. The rent can carry the build.

02 - House family Parents, kids, a caregiver

Close, but with their own front door. Nobody moves away to stay near.

03 - Add value $250K to $400K

Typical lift in assessed property value from a finished laneway home.

Aerial view of a Vancouver neighbourhood at golden hour, with modern black laneway homes along the back lane
Lane by lane - Metro Vancouver, 2026
The homes

Three models. Pick the one that fits your yard.

FORM 400 - compact one-storey garden studio in black fluted composite with a dark walnut accent

FORM 400

from $180,000

The studio. A rental suite, a home office, or a soft landing for a parent.

Size
400 sq ft · studio · 1 bath
Storeys
1
Fits lots from
33 ft wide
FORM 650 - single-storey one-bedroom laneway home in black fluted composite with dark walnut accents and floor-to-ceiling glazing

FORM 650

from $292,500

The one-bedroom. Full kitchen, real bedroom, floor-to-ceiling glass onto the yard.

Size
650 sq ft · 1 bed · 1 bath
Storeys
1
Fits lots from
33 ft wide
FORM 950 - two-storey two-bedroom laneway home in black fluted composite with upper balcony

FORM 950

from $427,500

The two-bedroom. A whole small house for a family or a multigenerational home.

Size
950 sq ft · 2 bed · 2 bath
Storeys
2
Fits lots from
40 ft wide

Preview pricing. One all-in number: design, permits, construction, site work, utility connections, appliances, and finishes. Nothing left out. Confirmed at your free consultation.

How it works

One team, from your first call to your keys.

01

Consultation

We walk your lot, confirm what it allows, and give you one all-in number.

Week 0 · Free
02

Design

Start from a FORM model. We draw it for your lot and you pick the finishes.

Weeks 1 to 6
03

Permits

We carry the drawings through city hall. Vancouver laneway permits now average about 13 weeks.

Weeks 7 to 20
04

Build and keys

Our own crews, a fixed schedule you can see, and a 2-5-10 home warranty at the end.

About 12 months, permit to move-in
Why FORM

Builders, not middlemen.

01 - A licensed developer builds it

Real job sites, not renderings.

FORM is led by a licensed residential developer with laneway and townhome projects under construction in Vancouver right now.

02 - One price

No asterisks.

Site work, utility connections, appliances, and finishes are in the number. The "exclusions" other quotes hide are simply included.

03 - Walk through it first

A show home you can stand in.

Stand in the kitchen, close the bedroom door, feel the ceiling height, before you spend a dollar.

Questions

Asked often, answered straight.

What is included in the price?

Everything required for occupancy: design, engineering, permits and city fees, construction, foundation, site work, appliances, finishes, and the utility connections other quotes leave out. One fixed number, confirmed after your free consultation.

How long does it take?

About twelve months from permit application to keys on a typical Vancouver lot: six weeks of design, about three months in permitting, and six to seven months of construction.

Do I need to add parking?

Not in the City of Vancouver. North Vancouver and Coquitlam rules vary by lot and we confirm them at your consultation.

Can I sell the laneway home separately?

No. Laneway homes cannot be sold apart from the main property. What they do instead: earn $2,400 to $3,300 a month in rent, house family, and add $250K to $400K in assessed value to the lot.

Larger lots and land

One home, or a whole community of them.

Have an acreage, a consolidated parcel, or a holding site? The same FORM homes, masterplanned around shared green space, delivered by one team.

Talk land and partnerships
Begin

Your backyard is ready when you are.

A free consultation tells you what your lot allows, what it costs, and how long it takes.

Check my property Book a consultation