Vancouver Laneway House + Seismic Retrofit — 2024 By-law, BC Step Code, HPO Warranty

Vancouver is the Canadian city that quietly rewrote laneway housing for the rest of the country. The program began in 2009 as a pilot on a handful of RS-zoned lots in Kitsilano and Dunbar, expanded through the 2013–2018 rounds, and by the end of 2025 has produced more than 5,000 completed laneway houses on what were once plain rear-yard garage pads.¹ The 2024 by-law update pushed the envelope again — taller, wider, and for the first time with basements — and it arrived in a city that also happens to sit in one of the highest seismic zones in Canada, on a housing stock where more than half the single-family homes pre-date the 1980 code revisions that brought meaningful earthquake provisions into the National Building Code.

That combination — a generous laneway by-law on top of a seismically vulnerable housing stock, governed by BC Building Code 2024 and the BC Energy Step Code — is why Vancouver laneway projects behave so differently from Toronto laneway, Seattle DADU, or Los Angeles ADU work. It is also why AskBaily's matching rules for Vancouver look nothing like the matching rules we use for Toronto, even though the two cities share the word "laneway." This pillar walks through what the City of Vancouver actually allows after the 2024 update, what the Development Permit and Building Permit sequence costs in calendar time, how BC Energy Step Code shapes the mechanical and envelope design, and — critically — why any structural work on a pre-1980 Vancouver house triggers a seismic analysis that homeowners in lower-seismic regions simply never have to think about.

A note on attribution: this pillar was researched and drafted by the AskBaily Research Desk and reviewed by our Compliance Team against City of Vancouver, Province of BC, and BC Housing source documents. AskBaily does not yet have a named BC-licensed residential builder on staff in Vancouver; all builder matching in this market is gated on Homeowner Protection Office (HPO) Licensed Residential Builder status verified through BC Housing's public registry before a homeowner's scope is ever sent out.

Vancouver's Laneway House Program (2009 → 2024 expansion)

The program launched in 2009 as a response to a specific pattern: Vancouver's single-family zones (then RS-1, RS-5, and related RS- variants) had deep lots with alley access, old detached garages, and no legal path to add a small self-contained dwelling without a full rezoning. The 2009 pilot allowed a one-and-a-half-storey detached dwelling in the rear yard on lots that met minimum frontage and lot-area thresholds, subject to a Development Permit and strict floor-area limits.¹

Between 2013 and 2018 the City rolled out successive amendments that expanded eligibility to roughly 60 percent of single-family RS-zoned lots, relaxed some of the most restrictive setback and height rules, and — critically — moved approvals out of the Board of Variance track and into a streamlined Development Permit process for compliant designs. By 2020 the City was issuing several hundred laneway permits per year, and the cumulative built stock was the largest single source of new ground-oriented rental housing inside the city boundary.

The 2024 update, which this pillar covers in detail in the next section, was the first major expansion since 2018 and the first one to engage with basement construction — a change that reshapes both the cost profile and the construction sequence.

What the 2024 by-law update changed

Four changes matter for anyone planning a Vancouver laneway project in 2026:

First, two storeys is now the default, not the exception. Before 2024 the default envelope for a laneway on a standard RS lot was a one-and-a-half-storey form — essentially a ground floor plus a restricted upper half-storey with sloped ceilings driven by the envelope line. The 2024 amendment permits a full two-storey form on most qualifying lots, which is why the gross floor area cap was also increased. In practical terms this unlocks a second bedroom upstairs at proper ceiling height rather than squeezed under a dormer.

Second, basements are now permitted under a laneway house. The prior by-law prohibited excavation below the laneway house floor slab (partly to avoid drainage and tree-root complications in back yards that were never graded for subsurface construction). The 2024 amendment allows a basement subject to separate geotechnical review, drainage plan submission, and compliance with the BC Building Code's 9.36 energy and 9.32 structural chapters. A basement adds roughly 300–450 square feet of conditioned space and, depending on the excavation and shoring required, CAD$80K–CAD$180K to the total cost.

Third, corner lots and double-wide lots received explicit allowances for larger footprints. On a standard single-frontage interior lot the laneway is still constrained by rear-yard setback rules and the envelope line from the lane; on a corner lot the side yard geometry and the 2024 footprint allowance together produce noticeably more usable ground-floor area. Double-wide lots (lots that were historically two standard RS parcels consolidated under a single title) can now build a laneway sized to the combined frontage rather than a single-lot footprint.

Fourth, and most consequential for the permit timeline, the Development Permit pathway was retained, not bypassed. Vancouver did not adopt the by-right laneway model that some Metro Vancouver municipalities use. Every laneway project still goes through a Development Permit review with neighbour notification, which is the primary reason the overall timeline runs 14–24 months rather than the 8–12 months you might see in a comparable-sized ADU project in Los Angeles or Seattle. This is covered in detail in the permit-sequence section below.

Development Permit + Building Permit sequence

The Vancouver laneway approval sequence has four distinct phases, and compressing any of them is the single most common source of project delay:

1. Pre-application consultation (2–4 weeks). The City of Vancouver's Development and Building Services counter reviews a concept package against the current Zoning and Development By-law, flags any variances that would require a separate Board of Variance application, and confirms the neighbour notification radius. Skipping this step is the most expensive mistake in Vancouver laneway work — a project that reaches full Development Permit submission with a variance issue the applicant did not anticipate can lose 3–4 months resolving it.²

2. Development Permit (3–6 months for standard compliant laneway, 9–14 months if a variance or neighbour objection triggers a Development Permit Board hearing). The Development Permit reviews zoning compliance, setbacks, height, floor area, tree protection, neighbour notification, and urban design compatibility. On a clean application with no variances and no neighbour objections during the notification window, 3 months is realistic; 6 months is common; anything beyond that usually means the file touched the Development Permit Board.

3. Building Permit (2–4 months after Development Permit approval). Building Permit review is a code compliance review — BC Building Code 2024, including the Energy Step Code requirements — rather than a policy review. The submission requires structural, mechanical, electrical, and plumbing drawings stamped by the appropriate registered professionals. Two months is achievable on a well-prepared Step 3 project; four months is typical on a Step 4 or Step 5 project because the energy modeling and airtightness submissions take longer to review.³

4. Sub-trade permits — Electrical Permit, Gas Permit, and Plumbing Permit — are separate from the Building Permit and are issued directly to the licensed contractor performing that work. These are typically pulled in parallel with construction milestones rather than as a single upfront package.

The realistic total permit calendar for a Vancouver laneway is 7–12 months from first pre-application meeting to first site excavation, followed by 9–14 months of construction.

BC Building Code 2024 + provincial amendments

British Columbia adopts the National Building Code of Canada (NBCC) 2020 with provincial amendments, published as the BC Building Code 2024 (BCBC 2024). The provincial amendments matter because BC's amendments are not minor editorial changes — they include meaningful deviations from NBCC baseline on energy, seismic, and wood-construction provisions.³

The most important BC amendments for residential laneway and renovation work are:

• Part 9 energy provisions are harmonized with the BC Energy Step Code rather than the NBCC's Section 9.36.2 prescriptive path.
• Part 4 / Part 9 seismic provisions carry through NBCC 2020 spectral acceleration values; for Vancouver, Sa(0.2) ≈ 0.85g and Sa(1.0) ≈ 0.33g, placing the city in a high seismic zone that drives load path, shear wall, and anchorage requirements on any new construction or any structural work on existing construction.
• Mass timber provisions — BC moved earlier than most Canadian jurisdictions on tall mass timber, though this rarely touches laneway-scale work.
• Radon mitigation — BC requires rough-in for radon mitigation in new construction across most of the province, though Vancouver's Lower Mainland soils are generally lower risk than the Interior.

Homeowners do not need to read BCBC 2024 directly. What they need to know is that the builder they hire must be fluent in it, that the registered professionals (structural engineer, mechanical engineer, energy advisor) stamping the drawings must be licensed in BC, and that a builder whose previous experience is primarily in Alberta, Ontario, or a US jurisdiction is going to have a learning curve on the BC amendments that the homeowner may end up paying for.

BC Energy Step Code — Step 3 minimum, Step 5 by 2030

The BC Energy Step Code is a tiered, performance-based energy efficiency framework that replaced the old prescriptive energy path. It runs from Step 1 (base BCBC compliance) through Step 5 (net-zero-ready). Every BC municipality is required to adopt a minimum Step level and a target Step level with a compliance date.⁴

For the City of Vancouver, the current requirements for new detached dwellings including laneway houses are:

• Step 3 minimum for Development Permits submitted from 2022 onward. Step 3 is roughly a 20% improvement over the old prescriptive baseline and requires an airtightness test result at or below 2.5 air changes per hour at 50 Pa (ACH₅₀).
• Step 5 target by 2030, which is net-zero-ready — meaning the building envelope, mechanical systems, and domestic hot water are efficient enough that adding a correctly sized solar PV array would bring annual net energy consumption to zero.

The practical consequences for a laneway project are concrete:

• Envelope: R-22+ effective walls, R-50+ effective roof, triple-pane windows at most orientations.
• Airtightness: A blower door test is mandatory at the Building Permit occupancy stage. Failing the test means rework, not a waiver.
• Mechanical: Heat recovery ventilation (HRV) is effectively required to hit the ventilation and energy targets simultaneously. Heat pumps have become the default space heating source; gas furnaces can still comply but require more envelope work to offset.
• Energy advisor: A BC-registered energy advisor must complete pre-construction and as-built energy modeling and submit the reports to the City.

The Step Code adds CAD$25K–CAD$55K to a laneway project compared with the old prescriptive path, depending on Step level and fuel source. Builders who are unfamiliar with Step Code delivery routinely underestimate the airtightness coordination between framing, windows, and mechanical trades, and that is where most Step Code failures happen at the blower door test.

Seismic reality: why pre-1980 Vancouver houses need retrofit analysis

Vancouver sits on the Cascadia subduction zone margin. The NBCC 2020 spectral acceleration values for Vancouver — Sa(0.2) ≈ 0.85g and Sa(1.0) ≈ 0.33g — are among the highest in Canada and comparable to Seattle and Portland on the US side of the border. Code-level seismic provisions for residential construction in Canada were meaningfully strengthened in the 1975, 1980, 1990, and 2005 NBCC cycles, which is why the 1980 cutoff is the practical rule of thumb: a house built before 1980 likely has one or more seismic deficiencies that a house built after 1990 generally does not.

On a new laneway house the seismic design is handled automatically by the structural engineer stamping the drawings to BCBC 2024. On a pre-1980 main house — which describes a large share of Vancouver's single-family stock, especially in Kitsilano, Kerrisdale, Dunbar, East Van, and Grandview-Woodland — the seismic exposure is not automatically handled unless someone explicitly scopes it.

This is the key decision point for Vancouver homeowners: if the laneway project involves any structural work on the main house (a connected addition, a new load path, a suite conversion that moves walls, a basement underpinning), the structural engineer is required to assess the seismic adequacy of the existing structure plus the new work. If the laneway project is truly detached and the main house is untouched, seismic retrofit on the main house is optional. It is, however, almost always worth doing at the same time as a laneway project because the subtrades, the engineering, and the disruption are already on site.

Unreinforced masonry chimney + cripple wall + foundation bolting

The five most common pre-1980 Vancouver seismic deficiencies, with 2026 retrofit cost bands in Canadian dollars:

• Unreinforced masonry chimneys (very common on pre-1960 Vancouver houses). Brick chimneys without internal reinforcing are at high risk of collapse in a design-level earthquake and can fail inward through the roof deck or outward onto the yard. Retrofit options are internal reinforcement with a stainless steel liner and grouted anchors, replacement with a Class A insulated metal flue, or full removal if the fireplace is no longer used. CAD$8K–CAD$18K per chimney depending on height, access, and roof repair scope.
• Cripple wall shear deficiency (common on houses with a short wood-framed level between a perimeter concrete foundation and the main floor — essentially a basement or crawl space with a stud wall under it). Unbraced cripple walls are the single most common source of significant earthquake damage in pre-1980 wood-frame houses. Retrofit is structural plywood shear panels with hold-down anchors to the foundation. CAD$15K–CAD$45K depending on perimeter length and access.
• Foundation bolting (not required by BCBC until 1975). Pre-1975 houses often sit on the concrete foundation with no mechanical connection — friction and gravity only. Retrofit is mechanical expansion anchors or epoxy-set anchors at regular spacing with steel plate washers. CAD$6K–CAD$15K on a standard house perimeter.
• Knob-and-tube wiring (common pre-1960). Not strictly a seismic issue but a concurrent risk — any structural work that opens walls should include a full rewire because knob-and-tube is increasingly uninsurable and creates fire risk after a seismic event. CAD$20K–CAD$55K for a full rewire.
• Asbestos vermiculite attic insulation (Zonolite was sold for attic insulation in Vancouver from roughly 1930 to 1970). Asbestos abatement is mandatory before any work that disturbs the attic. CAD$6K–CAD$22K for abatement on a typical Vancouver bungalow attic.

None of these are optional to identify — the structural engineer is required to inspect and report. Whether the homeowner chooses to retrofit is a separate decision, but once the engineer's report exists the issues are documented and will surface on a future title transfer.

HPO Residential Builder Licensing + 2-5-10 warranty

British Columbia requires every builder who constructs a new home — and every builder who makes a substantial addition to an existing home, which a laneway house typically qualifies as — to be a Licensed Residential Builder under the Homeowner Protection Act. This licensing is administered by the Homeowner Protection Office (HPO), which operates as a branch of BC Housing.⁵

The licensing requirement is not advisory. A builder who constructs a new home in BC without an HPO Residential Builder Licence and without the mandatory 2-5-10 New Home Warranty is in violation of the Act, and the homeowner loses access to the warranty claim process. This is the single most important verification step in BC residential construction and the first item AskBaily checks before any match goes out in the Vancouver market.

The 2-5-10 New Home Warranty structure:

• 2 years on labour and materials (workmanship defects on finishes, fixtures, and non-envelope construction).
• 5 years on the building envelope (water ingress, air barrier, weather-resistive barrier, roof, windows).
• 10 years on structural defects (foundation, framing, load path).

The warranty is mandatory on all new-home construction by a Licensed Residential Builder and is underwritten by a warranty provider approved by BC Housing. Homeowners can verify a builder's HPO Licensed Residential Builder status and the specific new-home warranty coverage for their project at licensing.bchousing.org, the public BC Housing registry.⁵

The BC Building Officials Association (BOABC) is a separate entity that certifies building officials (the inspectors who work for municipalities), not builders. Homeowners sometimes confuse BOABC certification with builder licensing; the two are unrelated.

Tree Protection By-law 9958

The City of Vancouver Tree Protection By-law 9958 applies to every property in the city and is one of the most strictly enforced by-laws affecting residential construction. A tree permit is required before removing any tree on the property that meets the size threshold defined in the by-law, and tree protection measures — a critical root zone fence at the drip line — are required for any tree within 8 metres of the construction zone, including trees on neighbouring property.⁶

The practical consequences for a laneway project:

• Any mature tree in the rear yard that would be in the laneway footprint needs a tree permit in advance. The City will often require a replacement planting condition or a cash-in-lieu payment.
• A neighbour's tree whose drip line extends into the construction zone triggers a Critical Root Zone fence and, in some cases, an arborist report.
• Damaging a protected tree during construction — including root damage from excavation — can trigger fines starting at CAD$10,000 per tree and, in egregious cases, orders to stop work.

The tree permit step happens during the Development Permit phase, not the Building Permit phase. Missing it is not a fixable late-stage problem; it is a stop-work risk.

Owner-occupancy + tenant protection rules

Vancouver's laneway rules carry two occupancy-related restrictions that differ from ADU rules in other cities:

Owner-occupancy requirement. A Vancouver laneway house cannot be strata-titled and cannot be sold separately from the main house. The main house and laneway house remain on a single legal parcel under a single title. The laneway can be rented under the Residential Tenancy Act, but either the main house or the laneway must be owner-occupied, or both must be rented to members of the same family under a single tenancy arrangement. This is the most important legal distinction from Toronto laneway, where fee-simple stratification is permitted under certain conditions; Vancouver does not allow it.⁷

Tenant protection. If the main house currently has a tenant, constructing a laneway that displaces that tenant — even temporarily — triggers obligations under the BC Residential Tenancy Act. Compensation is required (typically one to several months of rent depending on tenancy length), a Notice to End Tenancy must be issued in the correct form, and the displaced tenant has a right of first refusal to return to the property at the previous rent if the displacement was for renovation. Ignoring these rules is one of the most common sources of Residential Tenancy Branch complaints against Vancouver laneway projects.⁷

Cost bands: CAD$450K–CAD$850K laneway + CAD$35K–CAD$120K seismic

2026 cost bands in Canadian dollars, based on completed Vancouver laneway projects through Q1 2026:

Laneway house construction:

• Standard 700–900 sqft, 1.5-storey, no basement: CAD$450K–CAD$650K, turnkey. This is the pre-2024-amendment envelope and remains a common choice on lots where basement excavation is impractical.
• 2024-updated 900–1,200 sqft, 2-storey, with basement: CAD$600K–CAD$850K, turnkey. The basement alone accounts for CAD$80K–CAD$180K of the delta; the full second storey is a smaller delta per square foot than the basement because the foundations, mechanical, and envelope were already committed.

Seismic retrofit of the main house (if included):

• Light scope (foundation bolting + cripple wall + one chimney): CAD$35K–CAD$55K.
• Moderate scope (above plus full envelope shear upgrade): CAD$55K–CAD$85K.
• Full scope (above plus asbestos abatement, knob-and-tube rewire, and any required underpinning): CAD$85K–CAD$120K.

Bundling the seismic retrofit with the laneway project typically saves 10–15% versus doing them as separate projects because the site mobilization, engineering, and sub-trade scheduling are already paid for.

Timeline: 14–24 months Development Permit to move-in

A realistic end-to-end Vancouver laneway timeline:

• Pre-application consultation: 2–4 weeks.
• Design + Development Permit submission preparation: 2–3 months.
• Development Permit review: 3–6 months on a clean file, 9–14 months if Board hearing.
• Building Permit preparation + submission: 1 month.
• Building Permit review: 2–4 months.
• Tree permit + utility coordination (in parallel with Building Permit): 1–2 months.
• Construction (including basement excavation and shoring if applicable): 9–14 months.
• Final inspections + occupancy + warranty enrolment: 3–4 weeks.

Total: 14 months on an aggressive, clean-file schedule; 24 months is more typical; 30+ months on projects that hit a Development Permit Board hearing or encounter a significant tree-protection or tenant-displacement issue mid-process. Builders who quote an 8–10 month timeline for a Vancouver laneway are either not pricing the full Development Permit phase or not being candid about where it can go sideways.

What Baily verifies before any Vancouver match

Because AskBaily does not yet have a named BC-licensed contractor on staff in Vancouver, every match in this market goes through an institutional verification process rather than an individual endorsement. Before any Vancouver homeowner's scope is sent to a single builder, Baily confirms:

• HPO Licensed Residential Builder status — verified live against the BC Housing public registry at licensing.bchousing.org for the builder's name and licence number, with the specific warranty coverage for the homeowner's project type.
• 2-5-10 New Home Warranty — warranty provider confirmed and coverage limits checked against the project scope (new laneway versus renovation versus addition have different warranty triggers).
• BC-registered structural engineer — the builder must name a structural engineer licensed by Engineers and Geoscientists BC (EGBC) for the project; we verify the engineer's registration before the match is released.
• BC-registered energy advisor — for Step Code compliance, the builder must name a certified energy advisor registered with Natural Resources Canada and approved for BC work.
• Tree protection compliance plan — on any lot with a tree within 8 metres of the construction zone, the builder must demonstrate familiarity with Tree Protection By-law 9958 requirements and name the arborist.
• Seismic retrofit experience on pre-1980 houses — if the homeowner's main house is pre-1980 and the project involves any structural work on it, the builder must have completed at least one comparable Vancouver seismic retrofit; we verify by project address and engineer of record.
• Insurance — Commercial General Liability minimum CAD$2M, WorkSafeBC coverage in good standing verified through the WorkSafeBC clearance letter system.
• Tenant protection awareness — if the main house has a tenant at the time of the homeowner's submission, the builder confirms familiarity with Residential Tenancy Act displacement rules and names the process for compensation and right-of-first-refusal documentation.

That verification bundle is the reason Angi's model — forward the homeowner's contact information to a dozen purchasers of "general contractor leads" and let them compete for the phone call — does not work in Vancouver. Roughly half of the builders an Angi-style platform would match a Vancouver homeowner with are not HPO Licensed Residential Builders for new-home work at all, and a meaningful share of the rest are licensed but have never delivered a laneway under the 2024 by-law. Angi sends your information to twelve strangers. Baily sends it to one BC-licensed builder with laneway and seismic retrofit experience verified against public BC registries before your address leaves our system.

Frequently asked questions

Can I strata-title my Vancouver laneway house and sell it separately?

No — Vancouver is distinct from Toronto on this. City of Vancouver laneway houses cannot be strata-titled and cannot be sold separately from the main house. They're permitted as secondary suites or long-term rentals under the Residential Tenancy Act, but not as fee-simple separate units. The main house + laneway house remain on a single legal parcel tied to a single title. Vancouver's 2024 by-law expansion kept this restriction in place; only the size, storey count, and basement allowances were expanded.

What does a Vancouver laneway cost in 2026 under the 2024 by-law update?

Expect CAD$450K–CAD$650K turnkey for a standard 700–900 sqft, 1.5-storey laneway with no basement, and CAD$600K–CAD$850K turnkey for a 900–1,200 sqft, 2-storey laneway with a basement under the 2024-updated envelope. The basement alone adds CAD$80K–CAD$180K depending on excavation and shoring. These bands are for the laneway construction only and do not include seismic retrofit on the main house, which typically runs CAD$35K–CAD$120K if bundled.

Do I need to retrofit my main house seismically if I'm building a detached laneway?

Technically no, if the laneway is fully detached and you're doing zero structural work on the main house. In practice almost every Vancouver laneway project we see touches the main house in some way — a connected addition, a shared utility trench with foundation implications, a suite conversion that moves load-bearing walls, a new basement under the laneway that affects the main house drainage. Once any structural work on the main house is in scope, the structural engineer is required to assess the seismic adequacy of the existing structure. If your main house is pre-1980, assume the engineer will find at least one deficiency worth addressing while subtrades are already on site.

How long does the Vancouver permit process actually take?

From first pre-application meeting to first site excavation, realistic range is 7–12 months on a clean-file project: 2–4 weeks pre-application, 2–3 months design and Development Permit preparation, 3–6 months Development Permit review, 1 month Building Permit preparation, 2–4 months Building Permit review, with tree permit and utility coordination running in parallel. Add 9–14 months of construction for a total of 14–24 months project end-to-end. Projects that hit a Development Permit Board hearing or a tenant-displacement dispute commonly run 30+ months.

How do I verify a Vancouver builder is actually HPO-licensed before signing a contract?

Go directly to BC Housing's public registry at licensing.bchousing.org and search the builder's company name and principal. The registry shows current Licensed Residential Builder status, the specific categories of work the licence covers (new homes, renovations, additions), and warranty coverage if applicable. Do not rely on a claim on the builder's website or marketing material — verify against the BC Housing registry, and for any new-home or substantial-addition work confirm the 2-5-10 New Home Warranty is in force for your specific project. A builder who cannot provide a current licence number that matches the BC Housing registry is not legally authorized to construct a laneway house in Vancouver.

---

This pillar was researched and drafted by the AskBaily Research Desk and reviewed by the AskBaily Compliance Team against City of Vancouver, Province of British Columbia, and BC Housing source documents. Last updated 20 April 2026. Dollar figures are in Canadian dollars.

Footnotes

1. City of Vancouver — Laneway Housing program overview and regulatory history. https://vancouver.ca/home-property-development/laneway-houses.aspx ↩ ↩²

2. City of Vancouver Zoning and Development By-law, including RS-zone laneway house provisions and 2024 amendments. https://bylaws.vancouver.ca/zoning/zoning-by-law.pdf ↩

3. Province of British Columbia — BC Building Code 2024, including provincial amendments to the National Building Code of Canada 2020. https://www2.gov.bc.ca/gov/content/industry/construction-industry/building-codes-standards/the-codes ↩ ↩²

4. BC Energy Step Code — Province of British Columbia official program information, Step definitions, and municipal adoption schedule. https://energystepcode.ca/ ↩

5. BC Housing — Homeowner Protection Office, Licensed Residential Builder registry, and 2-5-10 New Home Warranty program. https://www.bchousing.org/licensing-consumer-services and https://licensing.bchousing.org/ ↩ ↩²

6. City of Vancouver Tree Protection By-law 9958. https://bylaws.vancouver.ca/9958c.PDF ↩

7. Province of British Columbia — Residential Tenancy Act and Residential Tenancy Branch guidance on renovation displacement, compensation, and right-of-first-refusal. https://www2.gov.bc.ca/gov/content/housing-tenancy/residential-tenancies ↩ ↩²