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Find Out What Your Property Could Become

A complimentary Property Review of your zoning, title, and Official Community Plan, so you know your options before you build, subdivide, or sell.

No cost. No obligation. Personally prepared by Matt Peulen, with 18+ years of experience in rezoning, land planning, and subdivision across Greater Victoria.

What Is the Complimentary Property Review?

Most homeowners know what their property is worth today. Far fewer know what it is allowed to become.


The Complimentary Property Review is a clear, plain-language look at the rules and records that shape your land: how it is zoned, what is registered on title, and what your municipality's Official Community Plan (OCP) says about its future. From there, we identify the realistic paths to add value, whether that is a suite for a family member, a cottage, a subdivision, or a rezoning.


You receive an honest read on what is possible, what is unlikely, and what the next step would be. There is no cost and no obligation to list, sell, or hire anyone.

What We Review

Every property review looks at three layers that together decide what you can do with your land.

1. Current Zoning

  • Your zone and the uses it permits
  • Lot size, setbacks, height, and lot coverage limits
  • Density and floor area allowances
  • Whether secondary suites, garden suites, or additional dwellings are permitted

2. State of Title

  • Registered charges such as covenants, easements, and rights-of-way
  • Restrictions that could limit building, subdivision, or use
  • Items that may need to be discharged or addressed before moving forward

3. Official Community Plan and Zoning Regulations

  • How your municipality's OCP designates your property and neighbourhood
  • Whether your goals align with the policy direction for growth and housing
  • Relevant bylaws, development permit areas, and local policies that may apply
  • What the path to approval would likely involve if a change is needed

Opportunities We Explore

Once we understand your zoning, title, and OCP, we look at the options that fit your goals and your lot.

Housing for family

An additional dwelling for a parent, adult child, or extended family, so loved ones can live close while you keep your own space.

Cottage or garden suite

A detached secondary home that can provide housing for family or rental income, where zoning and servicing allow.

Secondary suite

A legal suite within the existing home, and what it would take to bring an informal suite into compliance.

Subdivision

Whether your lot is large enough, and configured well enough, to create more than one parcel, and the typical steps and servicing considerations involved.

Rezoning

Where your goals go beyond what current zoning allows, whether an application is realistic given the OCP, and what a strong proposal would need to show.

Hold, renovate, or sell

Sometimes the best outcome is knowing your property's potential before deciding. If selling is right, understanding what buyers and builders will see in your lot can strengthen your position.

Who This Is For

The review is a good fit if you:

  • Own a home and want to understand its full potential before making a decision
  • Are thinking about housing a parent, adult child, or other family member on your property
  • Are considering a cottage, garden suite, or secondary suite
  • Own a larger lot and wonder whether it could be subdivided
  • Have heard that rezoning might be possible but do not know where to start
  • Are preparing to sell and want to know whether your land is worth more than the house on it
  • Have received a builder or developer inquiry and want an informed view first

How It Works

  1. Request your review. Share your property address and what you hope to achieve using the short form below. It takes about two minutes.
  2. Matt reviews your property. Zoning, title, and OCP are reviewed against your goals, and any early red flags or opportunities are noted.
  3. Receive your overview. You get a clear summary of your options and a suggested next step, shared in a short conversation or in writing, whichever you prefer.

What You Receive

  • A summary of your current zoning and what it allows
  • A plain-language read on registered title items that may affect your plans
  • How your property sits within the Official Community Plan
  • A realistic view of the options that fit your goals, ranked by feasibility
  • The likely process, key approvals, and general sequence for your preferred path
  • A recommended next step, whether that is to proceed, gather more information, or simply hold

This is a preliminary overview to help you make informed decisions. It is not a legal opinion, survey, or guarantee of approval.

Matt Peulen

Why Work With Matt

Most agents can tell you what your home might sell for. Matt can tell you what your land could become.

Before becoming a REALTOR®, Matt spent 18+ years in real estate development across Greater Victoria, leading market and non-profit residential projects from affordable housing to large-scale condominiums and apartments. His background includes:

  • Rezoning and land planning
  • Subdivisions
  • Investment analysis
  • Heritage conversions

He has taken projects through the same city processes your property may face, and he understands how planners, councils, and neighbours think. That experience shapes every review.

Matt is active in the community, serving on the board of the Norgaard Foundation, and has been recognized by Douglas Magazine's 10 to Watch and Top 20 Under 40, as well as for his work in affordable housing.

Matt Peulen, REALTOR®. Serving Sidney, North Saanich, Central Saanich, Oak Bay, and the Victoria Core.

Frequently Asked Questions

Is the review really free?

Yes. There is no fee and no obligation to list your property or work with Matt.

Do I need to be thinking of selling?

No. Many homeowners request a review simply to understand their options. Selling is one possible outcome, never a requirement.

Will you tell me if my idea is not feasible?

Yes. An honest answer now can save you time and money on consultants, applications, and design work.

What do I need to provide?

Your property address and a short description of what you are considering. If you have a survey, title documents, or plans, they help, but they are not required.

How long does it take?

Most homeowners receive their overview within a few business days of requesting it. More complex properties may take longer.

Is this a legal opinion?

No. The review is a preliminary overview based on publicly available records and municipal regulations. For legal advice on title matters or formal survey and engineering work, you may need to involve a lawyer, land surveyor, or other professional. Matt can point you to trusted contacts.

Does it guarantee my project will be approved?

No. Zoning, subdivision, and rezoning approvals are decided by your municipality. The review shows what is realistic and how to put your best case forward.

Which areas do you cover?

Sidney, North Saanich, Central Saanich, Oak Bay, and the Victoria Core. If your property is elsewhere in Greater Victoria, reach out and we can discuss it.

Ready to See What Your Property Could Do?

Request your complimentary Property Review today. Tell us about your property and your goals, and Matt will follow up personally.

Contact Form

Your information is kept confidential and is used only to prepare your review and follow up with you.

MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.