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# Development Cost Charges
Township development cost charges (DCC) are regulated through Development Cost Charges Bylaw No. 5897 as amended (the bylaw), and the accompanying DCC program. Prior to adoption by the Township of Langley, the bylaw and program were reviewed and approved by the Province of British Columbia to ensure consistency, accuracy, and equitability.
At the Regular Meeting of December 2, 2024, Council reconsidered final reading of DCC Bylaw No. 5897 (previously adopted January 29, 2024) and amending Bylaw 6024 (previously adopted September 9, 2024). Council then re-adopted DCC Bylaw No. 5897 and Amendment Bylaw No. 6024.
At the Regular Meeting of November 3, 2025 Council reconsidered final reading of DCC Bylaw No. 5897 (previously re-adopted December 2, 2024) and amending Bylaw 6024 (previously re-adopted December 2, 2024). Council then re-adopted DCC Bylaw No. 5897 and Amendment Bylaw No. 6024.
**In-stream applications at time of bylaw adoption are grandfathered under **DCC Bylaw No. 5555 rates**, until November 2, 2026.**
The Township of Langley is reviewing current DCC rates. Proposed draft rates are shown in the table below:
| Land Use | Unit of Charge | Current DCC Rate | Proposed DCC Rate | % Change |
| --- | --- | --- | --- | --- |
| Single and Two Family Residential | dwelling unit | $86,787.00 | $72,378.00 | -17% |
| Ground Oriented Multi-Family Residential | dwelling unit | $55,268.00 | $45,302.00 | -18% |
| Apartment Residential | dwelling unit | $38,482.00 | $31,618.00 | -18% |
| Commercial | m2 GFA | $193.72\* | $214.00 | 10% |
| Industrial | m2 GFA | $123.08\*\* | $94.85 | -23% |
| Institutional | m2 GFA | $129.53\* | $209.75 | 62% |
\*Includes conversion factor from area of development to gross floor area for drainage
\*\*Includes conversion factor from area of development to gross floor area for roads, drainage, sewage and water
* Current rates based on Township of Langley DCC Bylaw No. 5897, 2024 Amendment Bylaw No. 6024
* Land Use Categories and DCC programs utilizing gross floor area updated to match proposed Amenity Cost Charges Bylaw
* Single and Two Family Residential compared to current Residential 1 category
* Ground Oriented Multi-Family Residential is compared to the average of current Residential 2 and Residential 3 categories
* Apartment Residential is compared to the current Residential 4 category
* Commercial is compared to the current Commercial 1 category
* Parks rates added to Industrial, Commercial and Institutional categories
To share your feedback, please email [email protected].
## Summary of DCC rates
Adopted November 3, 2025.
This consolidation has been prepared for convenience only. It does not take the place of the actual bylaw which should be consulted for specific developments.
In the event of conflict between this consolidation and the bylaw, the provisions of the bylaw shall apply. See the bylaw, as amended, for details.
| Township Residential DCC Rates | | | | | | |
| --- | --- | --- | --- | --- | --- | --- |
| Development Type | Drainage | Highway | Public Open Space | Sewage | Water | Total |
| **Residential 1** (per dwelling unit) | $11,067 | $29,997 | $40,701 | $1,870 | $3,152 | **$86,787** |
| **Residential 2** (per dwelling unit) | $4,459 | $21,270 | $28,730 | $1,320 | $2,225 | **$58,004** |
| **Residential 3** (per dwelling unit) | $3,059 | $18,543 | $27,533 | $1,265 | $2,132 | **$52,532** |
| **Residential 4** (per dwelling unit) | $1,948 | $16,362 | $17,956 | $825 | $1,391 | **$38,482** |
| ****DCC table notes and definitions**** | | | | | | |
| Township Commercial and Institutional DCC Rates | | | | | |
| --- | --- | --- | --- | --- | --- |
| | | | | Totals | |
| Development Type | Highway | Sewage | Water | Highway, Sewage, Water (based on gfa) | Drainage (based on aod) |
| **Commercial 1** (per m2) | $109.08 | $6.27 | $10.57 | $125.92 | $27.12 |
| **Commercial 2** (per m2) | $85.08 | $6.27 | $10.57 | $101.92 | $27.12 |
| **Commercial 3** (per m2) | $39.27 | $4.68 | $7.88 | $51.83 | - |
| **Institutional** (per m2) | $52.36 | $6.27 | $10.57 | $69.20 | $24.13 |
| ****DCC table notes and definitions**** | | | | | |
| **Township Industrial DCC Rates** | | | | | |
| --- | --- | --- | --- | --- | --- |
| **Development Type** | Drainage | Highway | Sewage | Water | Total **(based on aod)** |
| **Industrial** (per m2) | $25.66 | $16.92 | $2.48 | $4.17 | **$49.23** |
| ****DCC table notes and definitions**** | | | | | |
| |
| --- |
| DCC table notes and definitions |
| 1. DCCs payable include Township DCC Rates imposed by Development Cost Charges Bylaw No. 5897 as amended (the bylaw), plus applicable **Metro Vancouver, TransLink**, and **School Site Acquisition Charges**. 2. Developments zoned '**Comprehensive Development**' (CD) assess DCCs based on specific development types permitted in each CD Zone (i.e., residential, commercial, industrial, institutional). 3. **Residential 1** means residential developments having a density of 15 dwelling units (du) per hectare or less. **Residential 2** means residential developments having a density greater than 15 up to 44 dwelling units (du) per hectare. **Residential 3** means residential developments having a density greater than 44 up to 74 dwelling units (du) per hectare. **Residential 4** means residential developments having a density greater than 74 dwelling units (du) per hectare. **Commercial 1** means all developments zoned commercial, and all developments having commercial uses undertaken in buildings or on land where the zoning designation is other than commercial; and where the first storey gross floor area is 3,700 m2or less. This includes, but is not limited to all rural commercial, campgrounds, golf courses, outdoor recreational and similar uses. **Commercial 2** means all developments zoned commercial, and all developments having commercial uses undertaken in buildings or on land where the zoning designation is other than commercial; and where the first storey gross floor area is more than 3,700 m2. This includes, but is not limited to all rural commercial, campgrounds, golf courses, outdoor recreational and similar uses. **Commercial 3** means all developments zoned commercial and all developments having commercial uses undertaken in buildings or on land where the zoning designation is other than commercial; and is located on the second and higher floor levels. This includes, but is not limited to all rural commercial, campgrounds, golf courses, outdoor recreational and similar uses. **Industrial** means all developments zoned industrial, except where the use is other than Industrial as defined in this Bylaw. **Institutional** means all developments zoned institutional and institutional uses undertaken in buildings or on land where the zoning designation is other than institutional, including, but not limited to, schools and other education facilities, congregate care facilities and other live/care accommodation, hospitals and other medical facilities, government buildings including public recreational facilities, fire halls, police stations, airport facilities, communications and energy facilities, waste disposal and other similar public and utility uses. 4. The residential component of mixed-use developments, other than institutional, is assessed and calculated in accordance with the appropriate residential Development Type; and is payable in addition to other DCCs applicable to other uses. 5. **DCCs** are calculated as follows: * The **Residential 1, 2, 3 and 4** calculation unit is per dwelling unit (du) except in single family subdivisions where the calculation unit is per additional single-family lot being created. * The **Commercial 1, 2 and 3** calculation unit is per m2of gross floor area (gfa) of building (6), with the exception of the drainage component which is imposed on a per m2of area of development. Commercial developments having individual gross floor areas greater than 3,700 m2 shall have the highway component of the Commercial 1 rates applied to the first 3,700 m2 and the highway component of the Commercial 2 rates applied to all areas exceeding 3,700 m2 of gfa. * The **Industrial** calculation unit is per m2 of area of development (7). * The **Institutional** calculation unit is per m2of gross floor area (6), with the exception of the drainage component which is imposed on a per m2 of area of development (7). 6. **Gross Floor Area** (gfa) means the sum of all floor areas used or intended to be used for the undertaking of permitted uses, measured to the extreme outer limits of the building, excluding areas for parking and unenclosed balconies, measured in m2. 7. **Area of Development** (aod) means that portion of the parcel encompassing or covered by buildings and structures, including, but not limited to, zoning setbacks, storage yards and parking areas, driveways, easements, and areas encumbered by rights-of-way, landscaping areas, detention and siltation ponds, ancillary structures, and other areas used for a facility or structure to support the development or use of the property, measured in m2. Environmental reserve areas are not included in area of development provided they are protected by restrictive covenant. |
| What are DCCs? |
| Development Cost Charges (DCCs) are monies collected from land developers by the Township to offset a portion of the infrastructure costs of municipal services (highways, drainage, sewage, water, and park facilities) to new development. DCC funds are pooled from development applications to ensure that the cost of providing services in support of new development is allocated in an equitable manner and that new growth is not a burden on the Township. Charges are based on the provision of full urban services to all developments in designated urban areas and allocating these costs in an equitable manner. As a result, the Township has a standard Township-wide DCC where similar types of development pay the same unit charge no matter where in the Township the development is situated. The Township's overall approach to charging DCCs is consistent with the Township's philosophy of placing increased emphasis on the user (or benefiter) pay principle. |
| What is Infrastructure? |
| Infrastructure can include services such as sanitary and storm sewers, water mains, and roadworks including curbs, gutters, sidewalks, and lighting. Infrastructure also includes items such as community stormwater facilities, sanitary lift stations, and water PRV stations. Curious how infrastructure is currently planned and paid for in the Township? Check out this short video: Planning and Paying for Infrastructure. |
| When are DCCs payable? |
| DCCs are payable: * At time of subdivision approval for each new single family residential lot created. DCCs for single family residential lots are payable prior to final subdivision plans being signed by the Township's Approving Officer and are calculated on a per lot basis. * At time of issuance of a building permit for all non-residential developments exceeding a construction value of $50,000. DCCs for non-residential developments are calculated on an "area of development" basis for industrial developments, and on a "gross floor area" basis for commercial and institutional developments. |
| DCC credits |
| Where works identified in the DCC Program are required to be constructed for a development application in advance of the municipal schedule, the developer may be eligible for a DCC credit. The amount to be credited will be calculated by the municipality and will be applied against DCCs payable by the developer. How are Credits Applied? DCC credits are applied against DCCs payable by the developer and can never exceed the amount of DCCs payable for each class of service. For example: credits applicable to highway works cannot exceed the highway DCCs payable; and credits applicable to water works cannot exceed water DCCs payable. Where DCC works are undertaken at the subdivision stage and payable at the building permit stage, the credits are applied against DCCs payable at the time of building permit. It is the responsibility of the developer to apply for DCC credits. |
| Payment of DCCs by instalments |
| As per provincial Development Cost Charge and Amenity Cost Charge (Instalments) Regulation, B.C. Reg. 166/84 (as amended), where DCCs payable exceed $50,000, they may be paid as follows: 1. 1/4 of the charge on the index date\*, and 2. the balance of the charge by the earlier of 1. the date that is 4 years after the index date, and 2. if occupancy permits are required under section 298 (1) (d) [building regulation bylaws] of the Act in relation to the development, the date that is 15 business days after the date on which 1. all of the required occupancy permits have been issued, and 2. the local government gives written notice to the developer that the conditions, if any, in those permits have been satisfied and payment of the balance of the charge is due. \***index date**, in relation to a charge, means the date of the subdivision approval or issuance of a building permit to which the charge relates. Where DCCs are paid by instalments, the three-quarters unpaid balance must be secured in full by either: 1. an on-demand surety bond of an insurer that has a business authorization issued under the *Financial Institutions Act* 2. an irrevocable letter of credit from 1. a bank, or 2. a credit union or trust company that has a business authorization issued under the *Financial Institutions Act*, or 3. a security duly assigned. **For Surety Bond information and templates, see the Surety Bond page** * Questions? Email [email protected] **For Letter of Credit information and templates, see the Letter of Credit page** * Questions? Email [email protected] |
| DCC charges from external agencies |
| Metro Vancouver DCCs (water, liquid waste, parks) Metro Vancouver collects regional development cost charges (DCCs) for new residential and non-residential developments, to pay for new liquid waste and water infrastructure needed to provide these services. Effective January 1, 2025 Metro Vancouver introduced a DCC for regional parkland acquisition. The Metro Vancouver Regional District Board, Greater Vancouver Water District Board, and Greater Vancouver Sewerage and Drainage District Board adopted amendments to Metro Vancouver's development cost charge (DCC) bylaws on Friday July 24, 2026. The amendments: * Roll back the 2026 DCC increases to 2025 rates * Reduce the planned DCC increases for 2027 The revised 2026 rates are in effect starting on July 24, 2026. There is no mechanism for rebates or retroactive adjustments for permits or approvals issued before that date. In addition, applications eligible for in-stream protection must provide written consent to the Township to have the amended (reduced) bylaws apply. Otherwise, these applications will continue to be charged the DCC rates that were in effect prior to July 24, 2026. Metro Vancouver DCCs are in addition to Township DCCs. The revised Metro Vancouver DCC rates are listed in the tables below. Additional information is available on the website: Development Cost Charges | Metro Vancouver **Metro Vancouver** DCC rates are as follows: | | | | | | | --- | --- | --- | --- | --- | | **Water DCC** | | | | | | **Development Types:** | **Calculation Type** | **2026 Rate (prior to July 24)** | **2026 Rate (after July 24)** | **2027 Rate** | | Single-Family / Rowhouse / Semi-Detached | dwelling unit | $16,926 | $10,952 | $15,532 | | Townhouse | dwelling unit | $15,206 | $9,839 | $13,954 | | Apartment | dwelling unit | $10,495 | $6,791 | $9,630 | | Non-Residential | ft2 gfa | $8.19 | $5.30 | $7.51 | | | | | | | | --- | --- | --- | --- | --- | | **Liquid waste DCC** | | | | | | **Development Types:** | **Calculation Type** | **2026 Rate (prior to July 24** | **2026 Rate (after July 24)** | **2027 Rate** | | Single-Family / Rowhouse / Semi-Detached | dwelling unit | $12,311 | $11,443 | $12,601 | | Townhouse | dwelling unit | $10,775 | $10,015 | $11,028 | | Apartment | dwelling unit | $7,855 | $7,302 | $8,040 | | Non-Residential | ft2 gfa | $5.82 | $5.41 | $5.95 | | | | | | | | --- | --- | --- | --- | --- | | **Parkland acquisition DCC** | | | | | | **Development Types:** | **Calculation Type** | **2026 Rate (prior to July 24** | **2026 Rate (after July 24)** | **2027 Rate** | | Single-Family / Rowhouse / Semi-Detached | dwelling unit | $981 | $491 | $1,237 | | Townhouse | dwelling unit | $884 | $442 | $1,114 | | Apartment | dwelling unit | $606 | $303 | $763 | | Non-Residential | ft2 gfa | $0.48 | $0.24 | $0.60 | | | | | | | | --- | --- | --- | --- | --- | | **Total Regional DCC** | | | | | | **Development Types:** | **Calculation Type** | **2026 Rate (prior to July 24** | **2026 Rate (after July 24)** | **2027 Rate** | | Single-Family / Rowhouse / Semi-Detached | dwelling unit | $30,218 | $22,886 | $29,370 | | Townhouse | dwelling unit | $26,865 | $20,296 | $26,096 | | Apartment | dwelling unit | $18,956 | $14,396 | $18,433 | | Non-Residential | ft2 gfa | $14.49 | $10.95 | $14.06 | TransLink DCCs The South Coast British Columbia Transportation Authority charges DCCs to assist in the provision of regional public transportation upgrades. TransLink fees for residential developments are based on a fixed unit type rate, while commercial, industrial, and institutional fees are calculated based on square footage. TransLink fees are in addition to Township DCCs. The South Coast British Columbia Transportation Authority (**TransLink**) DCC rates are as follows: | | | | | | --- | --- | --- | --- | | **TransLink DCC Rates** | | | | | **Development Type:** | **Calculation Type:** | **2025 Rate:** | **2026 Rate:** | | Single-Family Residential | dwelling unit | $3,330 | $3,416 | | Semi-Detached / Rowhouse / Townhouse | dwelling unit | $2,765 | $2,837 | | Apartment | dwelling unit | $1,729 | $1,774 | | Retail / Service | ft2 gfa | $1.40 | $1.44 | | Office Space | ft2 gfa | $1.13 | $1.16 | | Institutional | ft2 gfa | $0.55 | $0.56 | | Industrial | ft2 gfa | $0.33 | $0.34 | School Site Acquisition Charge School site acquisition charges were implemented by School District No. 35. This charge applies to development applications within the boundaries of Langley School District No. 35, which increase the number of self-contained dwelling units on a parcel of land. The charge is payable concurrently with DCCs, either at the time of subdivision for single family lots, or at the building permit stage for any new construction, alteration, or extension of multiple family buildings. School Site Acquisition charges apply to residential components only. The rates are as follows: | | | | | --- | --- | --- | | **School Site Acquisition Rates (SD35)** | | | | *(applies to residential components only)* | | | | **Density (units per ha.):** | | **Rate per Unit:** | | Low Density | 0 - 21 uph | $1,000 | | Medium / Low Density | 22 - 50 uph | $900 | | Medium Density | 51 - 125 uph | $800 | | Medium / High Density | 126 - 200 uph | $700 | | High Density | 201+ uph | $600 | |
## Key Documents & Links
* Township of Langley DCC Program
* DCC Waiver for Not for Profit Housing Bylaw No. 5901
* Development Cost Charges Bylaw No. 5897
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