If you are looking for homes (or apartments) with me right now in Calgary – you know that I ALWAYS look around and point out what development “could” happen on the street – in the area – in the sightlines!
I am constantly speculating and predicting the future – at EVERY single showing!
This of course won’t change my behaviours now that Calgary hit the “reset” button on blanket rezoning….but it definitely changes some of the conversations when viewing a home beside/across/behind a 5000 sq ft lot!
Let’s talk about what just happened in Calgary … because it’s a big deal!
City Council voted 12–3 to repeal the blanket rezoning policy – a decision that essentially UNDOES one of the most aggressive housing changes the city has made in years!
Back in 2024, Calgary rolled out a citywide rezoning policy. The idea was simple (and honestly as a realtor, sounded great at first):
- Make it easier to build more housing
- Increase supply
- Improve affordability
Instead of going through a full rezoning process every time, most residential lots were automatically allowed to have higher density – think duplexes, 4 plexes, 8 plexes (and WITH suites), rowhouses, etc.
No long approvals. No drawn-out hearings. Just… build.
But Calgarians pushed back (a lot)…on paper, it was efficient. But in real life? It hit a nerve.
My personal home in Sundance – corner lot – could become a 4 plex!
Calgarians felt like decisions were made for communities, not with individual owners in mind. One of the biggest issues wasn’t even density (even though that is a huge issue!) – it was the process. People felt like their ability to have a say in their own neighbourhood…disappeared overnight.
No more case-by-case discussions. No more meaningful input. For a lot of Calgarians, that didn’t sit well. PLUS they felt strongly about how it would impact their property values and their own enjoyment of living where they chose to buy.
Guess what – it didn’t fix affordability! More zoning flexibility does not automatically = cheaper housing.
You still have:
- High construction costs
- Expensive land
- Financing challenges
- Developer risk
So while the policy made it easier to build…it didn’t necessarily make it cheaper to buy. That gap between expectation and reality started to show pretty quickly.
PLUS, one rule for EVERY neighbourhood just doesn’t work! Calgary is NOT a one-size-fits-all city……
A quiet, established inner-city street is very different from a newer suburban community. Transit access, schools, parking, infrastructure, services – it all varies. Blanket rezoning – treated them the same!
So NOW WHAT!?
Development isn’t stopping. Density is not banned.
What’s changed is how it happens. We’re going back to:
- Case-by-case rezoning
- Public hearings
- Community input
- More review before higher-density projects move forward
So yes – it adds time and process back in. But it also brings back local say and accountability. What this means for Calgary home owners is:
More predictability!
You’re less likely to wake up one day to a multi-unit build next door – without any input in the process!
Projects will likely:
- Take longer
- Cost more to get approved
- Require more strategy and community alignment
Expect more targeted development vs. “build anywhere” energy!!! The rollout moved faster than public buy-in. And without that trust, policies like this just don’t stick. Now the city has to find the balance – increase housing supply while actually bringing communities along for the ride
Calgarians didn’t say “no” to growth. They just want it done BETTER…so now the City has to figure it out!