If you’re wondering why fewer projects are moving forward in Vancouver, the answer goes deeper than interest rates or demand.

It comes down to cost structure—and more specifically, government-driven costs.

The Big Number

Today, government-related costs make up roughly 20% to 35% of total development costs, with some projects approaching 40% or more.

That’s a significant shift from previous cycles.

Breaking Down the Costs

Direct Charges

These are the most visible:

• DCLs

• CACs

• DCCs

• Permits

In many cases, these alone can exceed $100,000 per unit.

Regulation-Driven Soft Costs

These include:

• Design and engineering

• Rezoning processes

• Energy compliance

• Professional fees

These costs have steadily increased over the past decade.

The Cost of Time

Delays act like a hidden tax:

• Carrying costs increase

• Inflation impacts construction

• Project timelines stretch

Time is now one of the biggest financial risks in development.

Why It Feels Worse Today

Three key pressures:

1. Front-loaded costs
Developers pay before revenue is realized

2. Uncertainty
Rezoning and approvals are unpredictable

3. Compounding pressure
Higher rates + longer timelines + higher fees

The Key Insight

Government costs are now effectively a second land cost.

This changes how projects are evaluated:

• If costs rise, land value must adjust

• If it doesn’t, projects don’t move forward

Market Impact

This is directly contributing to:

• Fewer pre-sale launches

• Reduced investor demand

• Slower absorption

• Stalled rental development

This isn’t just a cost issue—it’s a structural shift in how real estate development works in Vancouver.

Understanding it is key to making informed decisions in today’s market.

Want to understand how this impacts your property or development potential?

Let’s have a strategic conversation.