A Secondary Suite is is defined as self-contained accessory living quarters consisting of at least one bedroom, bathroom and kitchen, developed within, or on the same property as a single family home.  A secondary suite must have direct access to the exterior by way of a doorway. Other common  names for secondary suites are “mother-in-law suites” or  “Granny Quarters”. 

A secondary suite differs from an up/down duplex in that it is limited in size to a maximum of for 753 square feet and offers greater flexibility in form and placement on the property.  It should be noted that the addition of a secondary suite within or in addition to  a side-by-side duplex is not permitted.

Secondary suites are only permitted in designated land use districts and only allowed on a parcel that contains a single family home.   The land use designation will determine the steps needed to apply for a secondary suite.  A building permit is always mandatory in all cases.

Land Use Zonings

Secondary suites are not permitted in the districts designated as R-1, R-C1 or R-C1L.  You may however apply for a Land Use Amendment to R-1s, R-C1s or R-C1Ls, so that secondary suites would be listed as a discretionary use. Applying for a Land Use Amendment can be a lengthy and costly process  with no guarantee of success.

If our Land Use Amendment application is successful, you will be able to make a Development Permit application to allow a secondary suite. 

If your home is situated on a lot which is zoned R-1s, R-C1s, R-C1Ls, R-2, R-C2, R-2M or M-CG, and the principal building is a single detached dwelling which meets the minimum required parcel width, depth and area requirements need for a secondary suite to exist, the secondary suites will be allowed as a discretionary use and you may apply for a Development Permit.

Permits

A Development Permit is required for a change of use to an existing dwelling.  A Building Permit is required for a secondary suite.  In addition, suites built after December 31, 2006 must comply with the Alberta Building Code and the suites built before December 31, 2006 must comply with the Alberta Fire Code.  See also Development & Building Permits for Secondary Suites.

Additional Requirements

• Secondary suites must not exceed 70 sq. metres (753 sq. ft in gross floor area including service or mechanical area but not including stairwells)
• All secondary suites are required to have a separate and direct access to the exterior grade.  Common access to the principal residence is not permitted.
• At lest one off-street parking stall must be provided in “addition” to that already provided for the principal residence.
• Secondary suites must have a private amenity space that is located outside, and which is a minimum of 7.5 metres, with no dimension being less than 1.5 metres.  This space may be provided in the form of a balcony, deck or patio.

All landlords are governed by the Residential Tenancies Act of Alberta.

Summary of Building Code Requirements

• The minimum ceiling height is 1.95 metres
• Each bedroom must have at least one window for emergency exit in the event of a fire. The window must be located at least 1.2 metres from the property line.
• The structure must provide fire-protected walls and ceilings between the secondary suite and the main dwelling unit, as well as around common exits by the use of 1/2” drywall.
• Must have interconnected smoke alarms installed in both dwellings
• Any gas-fired furnace or water heater needs to be enclosed in a room with fire walls using 1/2” drywall.
• Secondary suites must have independent heating and ventilation systems, unless they were constructed before Dec. 31, 2006.
• Applies to basement suites only. Other types of suites are subject to higher standards

While basement suites are the most common form, secondary suites may also take the form of any of the following:

Above a Rear Detached Garage

• Maximum allowable height of 7.5 metres above grade
• Maximum allowable parcel coverage are for your district (See table above)

Minimum required setbacks as determined for a secondary suite – Detached Garage as follows:

• A rear setback of .6 metres for that portion of the building used as a private garage; and 1.5 metres for that portion used as a secondary suite
• A side yard setback of 1.2 metres.
• Must be located at least 3 metres from the house.

Attached to the main floor of a single detached dwelling

• Maximum allowable height of 5.0 metres for that portion of the building that contains the secondary suite
• Must have its own separate and direct access to grade
• Subject to the maximum allowable parcel coverage for your district (see table above)
• Subject to the required minimum building setbacks for a secondary suite – attached at grade as outlined in the Low Density Residential General Rules section of the City of Calgary Land Use Bylaw 1P2007.

Detached (Stand-Alone) Garden Suites

Maximum allowable height of 5.0 metres

• Subject to the maximum allowable parcel coverage for your district (see table above)
• Minimum required setbacks as determined for a secondary suite – Detached Garden; namely, a rear setback of 1.5 metres and a  side yard setback of 1.2 metres.
• Must be located at least 3 metres from the house.
• Must be located at least 3 metres from the principal building.

This information has been provide by the City of Calgary Development & Building approvals.  The information provided herein cannot be relied upon for an official interpretation of the various bylaws, codes and regulations currently in effect. Home owners need to check with the City of Calgary, refer to the Alberta Building Code and the Alberta Fire Code or contact the Province of Alberta’s Municipal Affairs and Housing Safety Services branch at 1-866-421-6929 for a complete interpretation.  You may also seek assistance from a professional who specializes in redevelopment applications such as Permit Masters.

Please call Mike for the sale or purchase of residential homes with secondary suites.

Mike Leibel - 403-204-1111