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How to Legalize Your Secondary Suite in Calgary

We are a Secondary Suite Contractor that fixes Illegal Suites

If your basement suite is not yet legalized, this is something you need to do quickly,

If you don’t:
-You could be fined,
–You could be shut down,
-Your tenant can sue you,
-Tenants can get hurt or even die

The City of Calgary requires all secondary suites to be legalized or face penalties. This involves getting the required permits, completing alterations to meet the Fire Code and other code requirements then getting a final inspection for a registration number.

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We hear your Concerns and Wants:

  • You want a contractor to show up on time
  • You want the best deal with choices
  • You want constant communication 7 days a week
  • You want creative ideas that you never thought of
  • You want respectful workers that care for your property

Yes, Brightside Enterprises Ltd. does all of the above.
Stop calling contractors who don’t return your calls and don’t come through with estimates.
Call us instead.

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Act Now to Legalize Your Secondary Suite

Upcoming changes will make it more challenging and costly to bring secondary suites into compliance. As deadlines approach, increased demand from last-minute landlords and rising construction costs are inevitable. Many landlords have yet to secure compliance—taking action now can help avoid higher expenses and delays.

Female renovation worker holding a tool as she works on the basement ceiling

Bad Breaks for Illegal Suites

Tenants’ Death
– In Parkdale, Calgary, a fire in an illegal suite killed 3 young tenants. The landlord was fined $89,000 and sued for over $1,000,000.

Fire Code Violations
– In 2018, a Calgary landlord was fined $40,000 for fire code violations in a secondary suite.

AHS Shutdowns
– Every month, Alberta Health Services issues orders to shut down illegal basement suites and orders others to fix secondary suite deficiencies by an often short deadline.

Ignoring Orders
– An Edmonton Landlord was slapped with a $50,150 fine for refusing to fix up a rental property that was deemed a public health risk.

In Calgary, over 11,000 suites have been legally registered, there are still thousands of illegal suites according to a City Inspector. The City of Calgary has been cracking down on the remaining illegal suites.

Don’t Miss Out!

Calgary’s Amnesty Program expires December 31, 2025 Development Permits and Registration Fees will not be waived after amnesty ends and can cost hundreds of dollars later.

Brightside Enterprises Ltd. can help with your time crunch. For your free copy of our Booklets “8 Disadvantages of Using a Property Management Company” or “5 Case Studies of Legalizing Basement Suites” press the Contact Us button below.

How the Process Works

1

Contact Us

AI image of a handshake greeting between a professional and a client

You contact us through email or by phone and we will meet you at the site.

Once at the site we perform an overview assessment.

Then we design the plans and provide estimates.

2

Permits & Remediation

A renovation worker cutting an egress window into a basement from the outside.

We prepare for a Development Permit approval and obtain a Building Permit.

We do the necessary work to satisfy the Fire Code and Secondary Suite Requirements.

3

Completion

The signage for a Registered Secondary Suite in Calgary

We arrange the City Inspection and work towards completion that results in a Secondary Suite Registry Number that confirms a legalized Secondary Suite.

We Have Resources to Help You

You probably need what we provide:

– We sue tenants for you
– We take complaints
– We defend you at RTDRS
– Prompt repairs

We are not a Property Management company. We don’t hold any money in trust, don’t rent suites, and don’t sign leases. But we have many resources to help you manage your property.

Ask for our FREE Booklets “8 Disadvantages of Using A Property Management Company” or “5 Case Studies of Legalizing Basement Suites”

  • We sue tenants for you
  • We take complaints
  • We defend you at RTDRS
  • Same day repairs

Frequently Asked Questions

How do I know if my secondary suite is illegal?

You can input your address into the City of Calgary’s Secondary Suite Registry online which lists all legalized secondary suites to date.

Secondary suites must comply with the Alberta Fire Code and Alberta Building Code, as well as municipal bylaws. If your suite was built after December 31, 2006, it must have:
– A separate mailing address
– A ceiling height of at least 1.95m
– Direct access to the outdoors
– A window in each bedroom
– Fire protected walls and ceiling between the secondary suite and the main home and around common exits by the use of ½ inch of drywall
– Interconnected smoke alarms that cover both the secondary suite and the main home
– An independent heating and ventilation system
– Enclosed gas-fired furnaces and water heaters that are in an enclosed space that is insulated with ½ inch drywall

What are the risks of having an illegal secondary suite?

Risks to landlords:
– Fines and penalties: Authorities may issue fines for rule violations
– Loss of insurance: Insurance coverage may be lost or claims may be difficult to make
– Liability: Landlords may be liable for repairs or compensation in case of disputes
– Eviction: Authorities or courts may issue eviction or relocation orders

Risks to tenants:
– Safety hazards: Illegal suites may not meet fire safety regulations, increasing the risk of emergencies
– Dangerous situations: Tenants may be forced to rent in dangerous situations

Read the above section on Bad Breaks for Landlords for real life examples

What are the benefits of legalizing my secondary suite?

– Property value: Increase the value of your home and make it more marketable
– Safety: Ensure the suite meets safety codes and protects tenants
– Liability protection: Reduce the risk of legal issues if an accident occurs
– Mortgage qualification: Lenders recognize legal suites, which can help you qualify for a larger mortgage
– Infrastructure planning: Provide the government with more certainty about the number of dwelling units
– Health and safety: Help ensure that minimum health and safety standards are met

Can my tenants stay in the suite during remediation work?

Yes, it’s possible but very difficult to find a contractor to work around tenant schedules and belongings.
We have managed to do upgrades while preserving the tenancy in place but it does add extra costs for dust control and restricted hours.
Sometimes a rebate is necessary to compensate for the tenant’s inconvenience.

How much will it cost to legalize a basement suite?

Every basement suite is different and so are the required alterations.
Sometimes only a minimal amount of work is needed to legalize a suite that existed before March, 2018. Other suites may have obvious code compliance issues that have to be fixed before an inspector passes the suite as satisfactory.
Illegal Secondary suites added after March, 2018 have a much greater cost to remediate.
You can request a free booklet or view our writeup of 5 Case Studies to get a good idea of costs and issues involved.
One thing is certain, it will be more expensive to remediate an illegal suite after the City’s deadline expires.

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