Secondary Suites

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Secondary suites help provide Edmontonians with a diverse range of housing choices.

A secondary suite is a separate dwelling located within a single-detached, semi-detached, backyard house or row house with its own living room, kitchen, bedroom and bathroom.

It has its own separate entrance from the principal dwelling, either from a common indoor landing or directly from outside the building.

A secondary suite cannot be separated from the principal dwelling by a condominium conversion or subdivision.

To see if your property is zoned for a secondary suite, check your property’s zoning designation. Visit maps.edmonton.ca to see if secondary suites are listed in your zone.

You can also consult a Development Planner at the Edmonton Service Centre.

Do I need a permit?

Permits are required for all secondary suites.

A suite may be created through the development or conversion of a basement or other interior space within a single detached, semi-detached, backyard house or row house, and accessed without passing through the principal (main) dwelling, such as through common interior space, or directly into the suite from outside.

A secondary suite must remain subordinate—secondary—to the principal dwelling or backyard house and cannot involve subdivision of the property. A secondary suite is not permitted in an apartment, supportive housing or a boarding/lodging house. Only one secondary suite may be developed for each principal dwelling or backyard house unit.

Please note:

For basement renovations that are not a secondary suite, see Home Renovations and Basements
For renovations that add floor area (square footage) to a home, see Additions

Who can apply?

Homeowners can apply for home improvement permits or have their contractors apply for the permits on their behalf.
Homeowners must live in their home in order to apply for homeowner heating and ventilation, plumbing, gas, and electrical trade permits. Otherwise, a certified trade contractor must apply for the permit.
A certified trade contractor is required to apply for heating and ventilation, plumbing, gas, and electrical permits when the home shares a wall with a neighbour (semi-detached, row townhouse, condominium).

Fees and Processing Times

Permit Fees

Starting work without permit(s) is subject to penalties.

Each application is unique. Typical applications involve the following fees:

Fixed Price Application Fees Effective January 1, 2024
Permit Type	Permit Fee	Safety Codes Fee	Total
Development Permit	$400	-	$400
Gas Permit	$115	$4.60	$119.60
Plumbing Permit	$115	$4.60	$119.60
Heating, Cooling or Ventilation (HVAC) Permit	$115	$4.60	$119.60

Each secondary suite application is subject to Sanitary Sewer Trunk Charge. Please see the Sanitary Sewer Trunk Charge (SSTC) page for more information.

Building Permit Fee 2024 fees effective January 1, 2024
Construction Value	Building Permit Fee	Safety Code Fee	Total
$0 - $10,000	$115	$4.60	$119.60
$10,001 - $50,000	$370	$14.80	$384.80
$50,001 - $100,000	$1035	$41.40	$1,076.40
Over $100,000	$2015	$80.60	$2095.60

Electrical Permit Fee

Consult the 2024 Planning and Development Fee Schedules , effective January 1, 2024, for details on electrical permit fees.

Construction Values and Building and Safety Code (Trades) Permit Fees

Building permit and safety code fees are based on construction value. Construction value includes:

Building components (all materials used in the construction of the building, including all building services, electrical, fire alarm and detection systems, and fire protection equipment)
Plumbing components (fixtures, drainage system, venting systems, water systems or any part thereof)
Electrical components
Heating components (systems and equipment for heating, ventilating and air-conditioning)

Note: Construction value does not include furnishings, rugs, floor coverings or curtains.

See the 2024 Residential Permits and Fees, effective January 1, 2024, for more information. Additional fees may apply.
There are several ways to make a payment.

Application Processing Times

Application processing times can be found on the development and construction application processing times web page in the home improvement permits section. You can also visit the building permit queue time web page for general building permit processing wait times, or check the status of your specific application by visiting the project dashboard in selfserve.edmonton.ca.

Please note: There may be some fluctuations in processing times during the peak construction season (March-August). Processing times are also dependent on receiving complete and accurate applications and all fees being paid on time.

Incomplete application submissions may cause delays, as City staff are unable to begin reviews until all information is collected. Applications are considered incomplete if necessary drawings, documents or details are missing or incomplete. Please carefully review the minimum submission requirements in Step 1 below.

Tips and Professional Support

Tips for Planning Your Project

Ensure that your application is complete and meets all requirements outlined in step 1 below to avoid application processing delays.
- For detailed information regarding secondary suite design requirements and considerations, including suite rough-in provisions, please refer to the Secondary Suite Design Guide.
- Visit maps.edmonton.ca to check zoning requirements for your suite. Secondary suites are typically allowed in zones where single detached, semi-detached, backyard houses, or row houses are allowed.
Consider hiring a contractor or other professional support to help with the design and construction of your project
Be mindful of construction safety considerations, such as being aware of and not damaging gas or other utility line locations
Review the Project Implementation Plan Guide to help plan your safe construction site.
Don’t start construction until you receive your approved permits

Hiring Professional Support

Homeowners are encouraged to consider hiring professional contractors and designers to assist them, especially for more complex projects. Professional contractors and designers can help make the application process smoother by designing your project and drawing your plans so they meet requirements and applying for permits on your behalf.

We recommend using a contractor experienced in the type of project proposed. Working without an experienced, certified professional may significantly increase the application review processing time as City staff may require you to modify your plans to comply with regulations.

Where structural changes are included, such as load-bearing walls, engineer-stamped drawings are required. The plans and drawings submitted must meet application criteria and include a comparable level of detail as found in the sample plans (see step 1 below for details).

Why you need a development permit
Development permits ensure your projects are allowed and fit in with the surrounding neighbourhood as per the Zoning Bylaw.

Why you need a building permit
Building and trade permits ensure that what is built is safe and that design and construction are done following the Alberta Safety Codes Act.

Why permits are important
Permits are an important part of guiding development and achieving the safe, inclusive, vibrant and walkable city envisioned by The City Plan.

Permits allow you to begin construction. Starting work without written permission can result in stop-work orders, fines or administrative penalties.

Step 1: Plan Your Project and Prepare Documents

Site Plan

The site plan shows the entire existing property. City staff need the site plan to understand where tenants and firefighters will enter the suite.

A site plan must include:

Property address
Suite entrance location
The distance between the house and the fence on both sides of the house (side setback measurements)
A minimum 0.9 metre wide hard-surfaced pathway that leads to the sidewalk, street or driveway

Drawing Tips

There are different ways to make a site plan:

Real Property Report with markups — Sample Site Plan
Aerial photo with markups — Sample Site Plan
Hand drawn - Sample Site Plan

Floor Plan

City staff need a detailed floor plan to make sure your application follows the zoning bylaw and building code requirements.

The secondary suite floor plan must include:

The layout of the suite, including stairs, doors, and windows
Room labels (such as bedroom, kitchen, living room, storage, and other rooms)
Bedroom window labels including dimensions and window style (for example awning windows, sliders, basement hopper windows)
Utility and mechanical room details including furnaces, baseboard heating, heat recovery ventilators, and other details (primary and secondary heating and ventilation sources)

City staff might ask for a main floor plan if they need more information about how the main floor connects to the secondary suite.

Drawing Tips:

Noise - Sound Separation Declaration Form

Sound absorbing material (batt insulation or cellulose fill) must be installed in walls and in the ceiling between the secondary suite and the main dwelling, as well as between the suite and any common area where noise may be generated.
Sound separation construction intentions must be declared on the:

Sound Separation Declaration within a House with Secondary Suite, OR
On the floor plan in clear terms

For more information, please refer to the Secondary Suite Design Guide.

Additional Documents - Exterior Photographs

City staff need exterior photos of the house to understand how the fire department will access the secondary suite in the event of a fire.

Please include pictures of the:

front of the house
left side of the house
right side of the house
back of the house

Please see the Sample pictures (front, left, right and back) for reference.

Elevation Drawings

Elevation drawings show four sides of the house and the types of exterior finishing materials. Elevation drawings are required if you are making changes to the outside of the house (for example enlarging windows, adding windows or adding exterior doors).

Elevation drawings must:

Show existing exterior walls and proposed alterations, including any windows and doors, and their dimensions
Specify finishing materials for walls (such as brick, stucco), roof (for example, asphalt shingle, concrete tile), fascia, soffit
Provide dimensions of:
- grade to top of the finished main floor
- top of the finished main floor to the eave
- eave to roof ridge (highest point)
- see Section 5.70 (Measuring Height and Grade) of the Zoning Bylaw for specific requirements, definitions and diagrams
Provide sufficient detail about the intended changes, the materials involved, methods of installation or construction, and any supporting documentation for materials not found in the Alberta Building Code

Structural and Engineering Documents

If there are changes to the structure of the house (beams, posts supporting beams, load-bearing walls, floors, wall opening enlargement or new openings in foundation walls), engineer-stamped drawings are required.

Project Implementation Plan

Where exterior alterations are included:

Review the Project Implementation Plan Guide to plan and record how the project team will comply with applicable safety laws during a construction project
Submit and sign the Letter of Commitment

Consult the Working With Neighbourhoods page for a listing of resources and tips for best practices for building.

Temporary use or crossing of the road right-of-way for demolition, deliveries, and construction requires On-Street Construction and Maintenance (OSCAM) Permits. This is to ensure you are not damaging the boulevard, sidewalk or City-owned trees while you access your site. You should apply for your OSCAM Permit once your Demolition or Building Permit applications have been submitted.

Step 2: Apply

Submit an application for the building, development and/or trade permits associated with the project once all plans and supporting documents needed are prepared (see Step 1). Submitting an incomplete application can result in delays.

For Homeowners

Use the online self-serve wizard to submit an application.

Apply Online

For Contractors and Professionals

Submit an application for your client under your business account.

Drop off or Mail-In

Drop off or mail in your application to the Edmonton Service Centre. Applicants need to include:

Home Improvement Permit Application Form
1 copy of all required documents for your project

Step 3: After You Apply

City staff will review your application to ensure your project complies with the Zoning Bylaw and the Alberta Safety Codes Act.

Making Changes Before Permit is Issued

Applicants can make changes while the application is in progress. Consult with the City employee assigned to your file.

Please note: changes may be subject to additional fees.

Manage Application

Making Changes After Permit is Issued

Permit holders can request changes after the permit has been issued by visiting the project dashboard.

Please note: additional charges may apply for revisions.

Manage Application

Please Note: additional charges may apply for revisions.

Permit Revisions Managed Online

Cancelling a Permit or Application

Complete and submit the cancellation and refund form if you no longer plan to continue with the work.

Cancellation/Refund Request Form

Replying to a More Information Request

City staff may also reach out to you to request additional information at various stages of the permit application review process.

More Information Requested (MIR) Guide

Step 4: Inspections

Inspection Requirements for Permit Type

Building permit and trade permit inspections are a required part of all residential and commercial construction projects in Edmonton. These inspections allow for proactive and reactive adjustments during construction and help ensure that what is being built is safe and meets minimum code requirements.

Every permit holder is responsible for requesting the required inspections for each stage of project construction. Check SelfServe to book the required inspections for your project.

Each inspection on a project will have an outcome of pass or fail and work is not complete until it passes all required inspections. The final building permit inspection should only be scheduled once all other inspections are complete.

Permit holders can request an inspection within their SelfServe project dashboard under the 'Inspections' heading, or by calling 311.

Learn more about inspections

Please note: When mechanical work like HVAC, electrical, plumbing or gas is involved, separate inspections are required.

Need Help?

Contact our Development Services team to get help with your project.

For General Questions

Appointments
Book an appointment for general questions about your project and the permit requirements.

Phone
311 (outside Edmonton: 780-442-5311)

Contact Us

Edmonton Service Centre

Hours of Operation:
8am - 4:30pm
Monday - Friday (by appointment)

Contact Us Online

Telephone	In Edmonton: 311 Outside Edmonton: 780-442-5311