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WCEL
> Issues > Urban Growth and
Development > Smart Bylaws Guide > Part
5 > Secondary Suites
Smart Bylaws Guide – Part 5 – Secondary Suites
A secondary suite is a dwelling unit that is
additional to the principle dwelling unit on a lot. They are
usually contained within the principal single family or townhouse
dwelling unit, but can also be located in an accessory building or
as part of a multi-family complex (see examples below).
Benefits of Secondary Suites
Secondary suites provide a variety of benefits
to neighbourhoods and communities. Most importantly, they are
a significant source of affordable housing in serviced areas, and
make better use of existing infrastructure. They do not change
the character of neighbourhoods while diversifying the housing types
available. Secondary suites increase the number of residents
living in an area, thus making neighbourhood commercial uses and
transit more viable. Finally, they provide owners with income
and increase property tax revenues for municipalities.
Several regional governments and organizations
in BC have estimated that secondary suites comprise between 10 and
20 percent of the rental housing stock (around 100,000 units) in the
province.
Complaints about Secondary Suites
Despite these benefits, the issue of secondary
suites generates considerable debate in most communities. Some
residents believe that owners whose houses contain suites will not
pay their fair share of taxes for the amount of municipal services
they are using, thus increasing the amount of municipal
infrastructure needed. However, homes with legal,
revenue-generating suites increase in value. When the property is
reassessed by the BC Assessment Authority, this value translates into
an increase in the market value assessment of the property and thus
an increase in municipal, regional and school taxes. Research
shows that homes with suites use approximately 40% more services
than homes without suites. Some municipalities charge additional
water and other utility user fees to homes with suites.
Residents are also concerned about parking.
While homes with suites have only a 30 percent higher car ownership
rates, to address this issue some municipalities require additional
parking on site for secondary suites. Other municipalities,
like Port Coquitlam, have chosen to rely on on-street parking for
suites to preserve landscaped yards. Since legalizing suites,
City staff have not received any complaints about parking problems
due to suites.
Provincial Building Code
The provincial building code was amended in
1995 to add a section that applies specifically to secondary suites.
It relaxed some of the building standards for secondary suites to
facilitate their development. For example, ceiling heights can
be lower than for a duplex unit, sound control between dwelling
units is not mandatory, handrails, exterior landings and exits can
be similar to those required in a house, safe and economical
alternatives to fire safety provisions, and other amendments (for
window location, corridor widths, etc.) set reasonable standards for
secondary suites.
These standards apply to a dwelling unit
located within a house designed for single family occupancy.
Buildings other than houses (such as apartments) cannot have
secondary suites. A house can have only one secondary suite and it
cannot be strata titled. A secondary suite must occupy less than 40
per cent of the habitable floor space of the house, to a maximum
area of 90 square metres (968 square feet).
Local governments can support secondary suites using the
following tools:
-
Zoning
- including conditions dealing with where suites may exist,
limitations on the number of suites per lot, provisions
respecting size of the suite (gross floor area, size relative to
primary dwelling, minimum lot size), provisions respecting
parking, and limiting suites where other uses are being carried
on in the house such as a home-based business, day care, or
group home;
-
Density
Bonuses – municipalities may offer additional density if a
secondary suite is provided. The additional floor area of the
suite can be excluded from the floor area calculations (see
Whistler below);
-
Utility
Fees – municipalities may levy user charges for services.
Given that homes with secondary suites use fewer municipal
services than do two single family dwellings, municipalities
should establish an equitable utility fee system so as not to
discourage the legalization and creation of secondary suites.
Several municipalities, such as Coquitlam,
provide a rebate for secondary suites utility charges when the
suite is legalized;
-
Secondary
Suites Programs – several municipalities have established
secondary suites programs and information that clearly set out
the process and criteria for legalizing and creating suites.
Examples of Secondary Suites Programs in BC Municipalities
- Burnaby
(flex units in multifamily dwellings)
- New
Westminster (allowed since 1998 in single detached
dwellings)
- Oliver
(secondary suites allowed in single family dwelling or in accessory
unit)
- Port
Coquitlam (allowed in all RS zones)
- Portland,
OR (comprehensive scheme)
- Vancouver,
WA (no additional parking)
- Victoria
(conversion policy for pre-1970’s homes)
- Whistler
(density bonus for employees suites with rent control)
- Ucluelet
(OCP, Part III (3.2) promotes secondary suite development)
Design Standards for Secondary Suites
New Westminster:
For More Information
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