Secondary Suites Pre-application Workshop. It could be your first step to a secondary suite.

Size: px

Start display at page:

Download "Secondary Suites Pre-application Workshop. It could be your first step to a secondary suite."

Byron Montgomery
6 years ago
Views:

1 Secondary Suites Pre-application Workshop It could be your first step to a secondary suite.

2 Agenda 1. Introductions 2. Overview 3. What is a Secondary Suite? 4. DP/BP Application Process 5. Design Considerations 6. Alberta Building Code and Fire Code 7. Secondary Suites Grant Program 8. Financial Checklist 9. About Being a Landlord 10. Questions

3 Resources Other weblinks (handout) Secondary Suites Package CRRA leaflets Secondary Suites, A Guide for Homeowners A Guide to Developing a Secondary Suites Alberta Building Code Requirements About Your House, Hiring a Contractor (CMHC) Workshop presentation

4 Secondary Suites : The Process Secondary Suite Grant Appl Grant Approval & Payments start Final Inspection & Payment Rent Review (for 5 years) Land Use Development Permit Application Building Permit Application Occupancy Permit Land Use Bylaw Community Consultation Alberta Building Code Property Insurance Fire Code Income Tax Inspections Gas/Plumbing, HVAC/Mech, Electrical, Permits Property Assessment Contract with Tenant

5 What is a Secondary Suite?

6 What is a Secondary Suite? Secondary Suite: A suite located within a singledetached dwelling, typically known as a basement suite but can be anywhere in the house.

7 What is a Secondary Suite? Secondary Suite Detached Garden: An atgrade, stand-alone suite located in the rear yard of a single-detached dwelling.

8 What is a Secondary Suite? Secondary Suite Detached Garage: A suite located in the same building as a detached garage in the rear yard of a single-detached dwelling.

9 What is a Duplex? Duplex: a building which contains two dwelling units, one located above the other, with each having a separate entrance.

10 Development Permit Process

11 Secondary Suites - can I have one? Find out if you have the proper Land Use designation to proceed with a secondary suite application. Calgary s Land Use Bylaw (1P2007) governs the rules on land use for secondary suites, including rules on parking, setbacks, floor area, amenity space, parcel width, etc. My Property calgary.ca/secondarysuites

12 Summary of Land Use Requirements

13 Secondary Suites by the Numbers 1 parking stall 7.5m 2 of amenity space (81ft 2 ) 70m 2 maximum floor area (10% relaxation) (753ft 2 ) Stuck? Call

14 Preparing Application Drawings Who can prepare the plans? Drawing to scale Site Plan, Elevation Drawings, Sections, Floor Plans, Real Property Report Development Permit checklist

Development Permit Application Dedicated planner for all secondary suite applications (Karen Heatherington) Bring application to the 3 rd Floor

15 Development Permit Application Dedicated planner for all secondary suite applications (Karen Heatherington) Bring application to the 3 rd Floor DBA Counter or mail it Checks that applications meet all Land Use Bylaw requirements Makes decisions on relaxations Public notification Appeals

Neighbour. Talk to them about your plans.

16 Public Notification Circulation to Community Association Notice posting on property (detached only) Then, Advertising Be a Good Neighbour. Talk to them about your plans. Think about how design and construction considerations can minimize impact on your neighbours.

17 Fees How much do the permits cost? Development Permit (subject to change)$428 Building Permit Electrical Permit Mechanical Permit Plumbing Permit Construction Costs (ranging from $30-$70K)

18 Design Considerations

19 Design Considerations Traffic and Parking Provide dedicated parking

20 Design Considerations Views Design detached suites with shared views in mind (e.g. placement of windows)

21 Design Considerations Light & Shadowing Garden suites can result in shading on neighbours yards and homes. Think about shadowing and light pollution.

22 Privacy and Parking

23 Design Considerations Construction Limit hours of construction and be flexible with neighbours* Share construction schedule with neighbours * Community Standards Bylaw

24 Building Permit Process Alberta Building Code A.B.C. Section Secondary Suites Applies to suites in the primary dwelling Applicable Sections A.B.C. Part 9; A.B.C. Section Fire Protection Applies to suites in detached buildings

25 Alberta Building Code 2006 Calgary Public Library (reference only) SAIT Bookstore Alberta Municipal Affairs

26 Alberta Building Code Section Secondary Suites Applies to suites in the primary dwelling: Minimum 6 5 floor-to-ceiling height Bedroom egress windows 3.8 sq ft and no dimension less that 15 Exit Stairs and landings Exit and Suite Doors

27 Alberta Building Code Section Secondary Suites Applies to suites in the primary dwelling: Means of Egress Shared/Common Exit Protection of Shared Exits Unenclosed Exits Stairs Side entrance vs Rear entrance

separating different spaces Furnace rooms Common

28 Alberta Building Code Section Secondary Suites Applies to suites in the primary dwelling: Smoke Separations Required - ½ gypsum board on ceiling and on both sides of wall studs separating different spaces Furnace rooms Common areas Smoke alarms Carbon monoxide alarms Protect against the spread of smoke and fire

29 Alberta Building Code Section Secondary Suites Applies to suites in the primary dwelling: Independent Heating and Ventilation Forced Air Furnace Electric baseboards/hrv Radiant heating/hrv

30 Alberta Building Code Section Secondary Suites Applies to suites in the primary dwelling: Example of HRV (Heat Recovery Ventilator)

31 Alberta Building Code Section Secondary Suites Applies to suites in the primary dwelling: Common Plumbing permitted Common Electrical permitted with provisions

32 Alberta Building Code Section Secondary Suites Example of electric baseboard heater

33 Alberta Building Code Part 9; Section Fire Protection Applies to suites in detached buildings: Fire separations are required Fire stopping may be required Doors within fire separations Separate heating & ventilation Egress windows for bedrooms Unprotected openings

34 Preparing Application Drawings Approved Development Permit Two (2) Copies - Site Plan (Real Property Report), Elevations, Floor Plans & Sections Applicable Engineering Documents New Windows in Existing Foundations Concrete Walk Down Building Permit checklist

35 Site Plan

36 Floor Plan

37 Main Floor

38 Elevations

39 Section

40 Construction process Types of Inspections Building Trades DCP Development Completion Permit Grant Final Inspection To book inspections/check status of permits call 311 or visit

41 Advice from Final Inspector How you can get better estimates Hiring a contractor Construction insurance Bad Advice

42 Why should I get a Permit? SAFETY! Liability Reliable income source Insurance

43 Financial Assistance? You may be eligible for up to $25,000 in funding through the Secondary Suites Grant Program.

44 Secondary Suites Grant Program ELIGIBILITY Property must have the right land use No property tax arrears Registered property owners or valid offer to purchase Must live in the home Suite not started yet*

Secondary Suites Grant Program FUNDING TERMS Maximum one-time grant up to $25,000 Up to 70% of eligible costs Eligible costs: development, permit fees & construction costs

45 Secondary Suites Grant Program FUNDING TERMS Maximum one-time grant up to $25,000 Up to 70% of eligible costs Eligible costs: development, permit fees & construction costs related to DP/BP Ineligible costs: furnishings & appliances Must be available for rent for 5 years Must be registered owner (on title) Family members are legitimate tenants

46 Secondary Suites Grant Program FUNDING TERMS Max rent per month (utilities excluded) Rent can increase annually (CMHC Rental Market Report - Calgary) Must provide information on rents annually Selling your home? Must pay remainder of grant or transfer the grant agreement to new owner.

Occupancy Permit, final Grant Program inspection After title transfer, sign grant

47 Secondary Suites Grant Program PROCESS for new home buyers: apply to Grant Program after signing PA for conditional approval itemized estimate for suite equity information before Occupancy Permit, final Grant Program inspection After title transfer, sign grant agreements one payment made upon completion Flexibilities may apply up to 4 months after title transfer

48 Secondary Suites Grant Program APPLICATION PROCESS Have the right land use designation, Then: 1. Attend a workshop 2. Obtain application package 3. Complete Application + sign 3 Grant Agreements 4. Conditional acceptance ESTIMATES 5. Apply for Development Permit 6. Development Permit released 7. Grant acceptance EQUITY INFO DP FORGIVEABLE

49 Secondary Suites Grant Program PAYMENT PROCESS 1 st installment of Grant Funding can be after DP 2 nd installment of Grant Funding at midconstruction 3 rd installment of Grant Funding after all final Inspections (5% holdback) Payment can take up to 4 weeks

50 Secondary Suites Grant Program Post-Construction Obligations Residential Tenancy Agreement Annual monitoring City may inspect Selling your home? Must pay remainder of grant or transfer the grant agreement to new owner.

51 Secondary Suites Grant Program Total funding: $6M for 240 units 226 applications to date 54 completed 157 in various stages 17 held for developer Program has been approved F for extension

52 Financial Checklist

53 Financial Checklist What monthly rent will you charge? What mortgage amount do you pay monthly? What will it cost to create or upgrade the suite? You can only receive 70% of the costs up to a maximum of $25,000. How will you finance the remaining amount? What other expenses do you have? Whole house expenses (e.g. mortgage interest, maintenance, repairs, heat, hydro, water, insurance, property tax) Are any of these expenses tax deductable? What impact will these new expenses and revenues have on your property and income taxes?

54 About being a Landlord

55 You are about to be a Landlord Calgary Residential Rental Association Membership Code of Ethical Principles Resources Lease forms Inspection reports Tenancy Agreements Notices Education (seminars, luncheons and courses)

56 You are about to be a Landlord Residential Tenancies Act Discuss expectations Formal tenancy agreement Checklist for Renters and Landlords (online) Human Rights, Citizenship & Multiculturalism Acts Cannot refuse someone based on source of income, family status, nationality, religion, gender or sexual orientation

57 Have you considered everything? Land Use Designation Building Code Separate Permits Revenue Canada Rental Income Municipal Taxes Landlord Tenant Act Landlord, Tenant & Building Insurance Separate address for the suite for utility purposes

58 Questions? Karen Heatherington, Senior Planning Tech Vanessa Gash, Safety Codes Officer Jacquie Mercier-McMurrer, Grant Administration Todd Wagstaff, Safety Codes Officer (final inspections) Karen Morgan, Grant Program Manager

Secondary suites. A guide to developing a secondary suite. Home Improvements. calgary.ca call Helpful, Equitable, Accurate, Responsive.

Secondary suites. A guide to developing a secondary suite. Home Improvements. calgary.ca call Helpful, Equitable, Accurate, Responsive. Home Improvements Secondary suites A guide to developing a. Helpful, Equitable, Accurate, Responsive. This is our Customer Promise. calgary.ca call 3-1-1 What is a? A (also known as a basement suite, mother-in-law