Why Edmonton Homeowners Are Using Restrictive Covenants to Shape Infill Development

In the south‑side communities of Duggan and Rideau Park, hundreds of owners recently signed 20‑year restrictive covenants. The agreements cap any future building at two storeys or eight metres, limit the number of units and require on‑site parking.

A restrictive covenant is a binding promise written into a property’s title that controls how the land can be used, even after it is sold. Edmonton has used such covenants for more than a century, including the historic Carruthers Caveat in Glenora that only allowed single‑family homes on large lots.

Real‑estate agent and developer Terry Paranych has bought several lots that were slated for multi‑unit infill. He then built single‑family homes and placed covenants on the titles so that later owners cannot add more units, saying he wants to protect the existing character of the streets.

The city’s stance changed in 2023 when Edmonton amended its zoning bylaws to permit multi‑unit buildings up to three storeys in every neighbourhood. The goal was to create more housing choices and improve affordability by encouraging denser development.

Alberta Premier Danielle Smith said the province is reviewing concerns about Edmonton’s rezoning approach, while Mayor Andrew Knack argued that land‑use decisions belong to the municipality and defended the city’s broader housing strategy.

Homeowners say covenants give them a concrete way to influence what gets built next door, preserving neighbourhood feel, protecting property values and ensuring that any new development respects local preferences.

The rise of restrictive covenants shows how residents are seeking more control over infill projects, balancing the city’s push for density with the desire to keep their communities familiar and stable.

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