Secondary Dwelling Units

Secondary Dwelling Units (SDUs) help create a variety of housing options within our community. SDUs include secondary suites, and carriage houses. SDUs are permitted in residential zones on lots with single-family detached homes. Additional SDUs are not permitted on lots with existing SDUs, or duplexes. Before building, you should understand the different types of SDUs allowed in our community, where they are permitted, and what you need for your building permit application.

Garden Suites

A Garden Suite, sometimes referred to as a 'Cottage' is a dwelling unit on the same lot as a single-family dwelling which is the property's principal use.
Garden Suites:

Only in Zones RU – 1; RU – 2; RU – 3, and which contain a single family dwelling as the Principle Use.
Must be compliant with the BC Building Code and the Fire Safety Act.
A garden suite is not permitted on the same lot as a secondary suite or duplex.
No more than one garden suite shall be permitted on a lot.
A garden suite must not be located closer to the front property line than the single family dwelling on the same lot.
The secondary structure (accessory building) containing a garden suite must not exceed a gross floor area of 400 ft2.

- Affordable housing options for renters.
- Mortgage helper for homeowners.
- Family support for seniors and elders - Garden Suites can provide housing for seniors and elders to 'age in place' with access to family support.
- Low impact density - Increase the density of neighbourhoods without the need for additional infrastructure.
- This ensures Garden Suites are constructed according to building and fire safety codes.
- Renting illegal garden suites can render your home insurance null and Void.
- Impact homeowner/landlord liability and tenant safety.
- When you register your suite please bring:
  Name of homeowner, street address and box number of the principal dwelling.
  P.I.D. number (found on property tax notices).
  Approximate square footage of the unit.
  Year of construction.
  Any previous inspection documents.
  Location (basement, main, upper floor).
The District of Fort St James zoning Bylaw 738, 2001 allows garden suites on residential properties subject to several conditions. garden suites are allowed in zones: RU1, RU2, and RU3.
A garden suite is not allowed in conjunction with a duplex, a secondary suite or a bed and breakfast and cannot be stratified; meaning that the suite and the principal dwelling must be within a single real estate title.
Building Code
All BC Building, Plumbing, and Electrical Code regulations apply for garden suites.
It is the responsibility of the homeowner to ensure that their suite meets BC Building Code. The information below must be shown on the submitted plans. A copy of the BC Building code can be found at the public library, District office, or online at http://www.bccodes.ca/index.html.
Please call the District office before you begin the process of planning your build.

Secondary Suites

A secondary suite is a self-contained dwelling unit located entirely within a portion of a single-family dwelling. (Zoning Bylaw 738, 2001). Secondary suites area also known as basement suites.

A secondary suite is permitted in a single detached family dwelling.
no more than one secondary suite shall be permitted in a single-family residence.
Must be compliant with the BC Building Code and the Fire Safety Act.
Both dwelling units constitute a single real estate entity.
A secondary suite is not permitted on the same lot as a Garden Suite or a duplex.
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Affordable housing for renters - Suites are generally more affordable, which can lower rental rates in the community. Secondary suites add to the number of available rental accommodations.
Mortgage helper for homeowners - Suites allow homeowners to generate income from their property and can make mortgages more affordable.
Family Support - Secondary suites can allow families with aging parents to stay together and they provide an alternative option to seniors’ homes before they are necessary.
Low-impact density – Secondary suites can increase the density of a neighbourhood without the need for additional infrastructure which ultimately serves to reduce taxes.
Zoning
The District of Fort St James zoning Bylaw 738, 2001 allows secondary suites within a single detached residential dwelling subject to several conditions. Secondary suites are allowed in zones: R1, R2, R3, RU1, RU2, and RU3. Garden Suites are permitted in Zones RU1, RU2, and RU3.
A secondary suite is not allowed in conjunction with a duplex, a garden suite or a bed and breakfast and cannot be stratified; meaning that the suite and the principal dwelling must be within a single real estate entity.
The zoning bylaw and maps are available for view at the district office.
Building Code
It is the responsibility of the homeowner to ensure that their suite meets BC Building Code. The overview provided below outlines some of the minimum requirements for secondary suites in the province of British Columbia. The information below must be shown on the submitted plans. A copy of the BC Building code can be found at the public library, District office, or online at http://www.bccodes.ca/index.html.
Suites must meet minimum window size requirements; have adequate escape routes; minimum fire separation and smoke alarms in both units.
Fire Safety and Exiting
Fire separation is needed to create a barrier between the suite and the principal dwelling. This will restrict the spread of fire and smoke and to ensure that the occupants have safe exit from the building. Interconnected fire alarms must be photo-electric and may now rely on wireless technology. All secondary suites are required to have interconnected carbon monoxide detectors.
In order to construct a new suite or renovate an existing one, a permit is required. All necessary permits must be in place and are required for structural and plumbing alterations or improvements. The following information can be found in more detail in Building Bylaw No. 932, 2014. Building permit applications can be found at the District Office.
The application must include the following:
- Completed building permit application form.
- A copy of a title search made within the last 30 days of the date of application, or a copy of the current tax assessment notice.
- Floor plans showing the dimensions and uses of all areas; the dimensions and height of crawl spaces; the location, size and swing of doors; the location, size and opening of windows; floor, wall, and ceiling finishes; plumbing fixtures; structural elements; and stair dimensions;
- A cross section through the building or structure illustrating foundations, drainage, ceiling heights and construction systems.
Safety - Allowing legal suite construction and bringing existing suites into compliance ensures building code and fire safety requirements are met. If you are a tenant residing in a secondary suite and are concerned about your safety, please contact the District Office at 250-996-8233, or the Fire Chief at 250-996-8670. In addition, tenants can contact the Residential Tenancy Branch at 1-800-665-8779. Provincial legislation requires that landlords provide safe accommodations.
Homeowners constructing a new suite or making structural changes to their home are required to apply for a building permit and undergo a building inspection. This means the construction or renovation is completed safely and legally. Homeowners should be aware that suites constructed illegally, without a valid building permit and inspection may:
- Render home insurance void.
- Impact homeowner/landlord legal liability and tenant and principal occupant safety.
During the registration process, homeowners will have the opportunity to declare whether their suite is currently rented or if they do not intend on using their suite as a rental unit. This will ensure that the property is billed correctly for utilities. If the suite is not rented, it will not be billed. Therefore, it is important to make sure your suite registration form is completed annually or anytime the rental status of the suite changes. Properties with secondary or garden suites will be charged an additional 40% of the utility fees for the principal dwelling twice yearly.
When you register your suite, please bring the following information with you:
- Name of homeowner, street address and box number of the principal dwelling.
- P.I.D. number (found on property tax notices).
- Approximate square footage of the unit.
- Year of construction.
- Any previous inspection documents.
- Location (basement, main, upper floor).

Garden Suites

Secondary Suites

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