Secondary Suites Pre-application Workshop It could be your first step to a secondary suite.
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
Resources www.calgary.ca/secondarysuites www.calgary.ca/secondarysuitesgrants 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
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
What is a Secondary Suite?
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.
What is a Secondary Suite? Secondary Suite Detached Garden: An atgrade, stand-alone suite located in the rear yard of a single-detached dwelling.
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.
What is a Duplex? Duplex: a building which contains two dwelling units, one located above the other, with each having a separate entrance.
Development Permit Process
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
Summary of Land Use Requirements
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 268-5311
Preparing Application Drawings Who can prepare the plans? Drawing to scale Site Plan, Elevation Drawings, Sections, Floor Plans, Real Property Report Development Permit checklist www.calgary.ca/secondarysuites
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
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.
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)
Design Considerations
Design Considerations Traffic and Parking Provide dedicated parking
Design Considerations Views Design detached suites with shared views in mind (e.g. placement of windows)
Design Considerations Light & Shadowing Garden suites can result in shading on neighbours yards and homes. Think about shadowing and light pollution.
Privacy and Parking
Design Considerations Construction Limit hours of construction and be flexible with neighbours* Share construction schedule with neighbours * Community Standards Bylaw
Building Permit Process Alberta Building Code A.B.C. Section 9.37. - Secondary Suites Applies to suites in the primary dwelling Applicable Sections A.B.C. Part 9; A.B.C. Section 9.10. Fire Protection Applies to suites in detached buildings
Alberta Building Code 2006 Calgary Public Library (reference only) SAIT Bookstore Alberta Municipal Affairs
Alberta Building Code Section 9.37. 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
Alberta Building Code Section 9.37. 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
Alberta Building Code Section 9.37. 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
Alberta Building Code Section 9.37. Secondary Suites Applies to suites in the primary dwelling: Independent Heating and Ventilation Forced Air Furnace Electric baseboards/hrv Radiant heating/hrv
Alberta Building Code Section 9.37. Secondary Suites Applies to suites in the primary dwelling: Example of HRV (Heat Recovery Ventilator)
Alberta Building Code Section 9.37. Secondary Suites Applies to suites in the primary dwelling: Common Plumbing permitted Common Electrical permitted with provisions
Alberta Building Code Section 9.37. Secondary Suites Example of electric baseboard heater
Alberta Building Code Part 9; Section 9.10. 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
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 www.calgary.ca/secondarysuites
Site Plan
Floor Plan
Main Floor
Elevations
Section
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 www.calgary.ca/vista
Advice from Final Inspector How you can get better estimates Hiring a contractor http://www.hiringacontractor.com/ Construction insurance Bad Advice
Why should I get a Permit? SAFETY! Liability Reliable income source Insurance
Financial Assistance? You may be eligible for up to $25,000 in funding through the Secondary Suites Grant Program.
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 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
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.
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
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
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
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.
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
Financial Checklist
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?
About being a Landlord
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) www.crra.ca
You are about to be a Landlord Residential Tenancies Act www.landlordandtenant.org Discuss expectations Formal tenancy agreement Checklist for Renters and Landlords (online) Human Rights, Citizenship & Multiculturalism Acts www.albertahumanrights.ab.ca Cannot refuse someone based on source of income, family status, nationality, religion, gender or sexual orientation
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
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