Know the rules for your secondary suite
Secondary suites come in many shapes and sizes, from the traditional basement suite to a suite above the garage. Whether you purchase a house that already has a permitted secondary suite, or one that is set up to put in a suite, either option can work very well, provided you follow the regulations.
Adding a secondary suite to your property can take the burden off of your mortgage payments or help you pay your mortgage off faster. If you’re looking for something that you can develop yourself, you’ll want to find a home with a separate entrance to the suite, room for separate laundry (or an area outside the suite for shared laundry), and large windows to meet egress regulations. A few builders are even constructing homes complete with suites, starting at about $450,000.
There may also be grant money available for development of a basement suite. Cornerstones II, Edmonton’s plan for affordable housing, has granted up to $20,000 to a maximum of 50 per cent of the project cost for secondary suite development. You then rent out your suite at a reduced rate for five years. If you don’t have the money on hand for the secondary suite you may qualify for a loan from your bank for the improvements, which might be included in your mortgage.
The first step in creating a secondary suite is applying to the city for permits. The city will review your zoning and property type and determine if a secondary suite is allowed. Once that is determined, a review of your application’s construction elements will take place. These are specific requirements found in the Alberta Building Code and Alberta Fire Code. Separate entrance: The entrance to your secondary suite must lead directly outdoors. A shared landing is OK, but a stairway in the middle of the house is not. Minimum ceiling height: A minimum ceiling height of 1.95 metres (6 feet, 4 inches) must be met for living spaces, including stairways. Check the height at the bulkheads to ensure you are good to go. For existing suites, anything smaller will be reviewed by a safety officer. Bedroom windows: Windows provide an emergency exit to occupants and each bedroom must have at least one window that meets “egress.” It must have an unobstructed opening size of not less than 0.35 square meters and no dimension less than 380 millimetres.
Fire separations: The secondary suite must be separated from the main dwelling by walls and ceilings built using half-inch drywall. This includes any shared landings or vestibules.
Interconnected smoke alarms: It only makes sense that if there is a fire in the secondary suite that the alarm goes off in both. Smoke/carbon monoxide detectors must be hardwired into an electrical circuit and interconnected so they will all operate in unison.
Separate utility room: A separate utility room to house the gas-fired furnaces and hot water tank(s) should be provided, with half-inch drywall for fire protection. Independent heating/ventilation system: For all new secondary suites, independent heating/ ventilation systems are required. This prevents undesirable air contaminants or smoke from quickly transmitting between suites via common ductwork. Pre-existing suites can continue to have the single heating system. Boiler systems with independent zone valves are also acceptable.
Parking: Currently the zoning bylaw requires two parking spaces for the main property and an additional one for your secondary suite. These spaces must be located on the property.
As with all work done by contractors, remember to get multiple quotes and check references and Better Business Bureau ratings. Ensure the contractor has liability insurance and WCB certification. Finally, pay your contractor in preagreed stages of completion and withhold the final payment until the job is done.
For information on what is required for a permitted suite, check out the City of Edmonton’s website, which offers a helpful brochure on secondary suites at www. edmonton.ca.