How Do I Know The Secondary Suites Permitted?
Permitted Secondary Suites
1.0 The Critical Difference: Why a “Permitted” Suite Matters
In Edmonton, any secondary suite (like a basement or garden suite) built without the proper city permits is considered illegal or “non-conforming.” Buying a property with a non-permitted suite carries significant risks, including potential city orders to remove it, invalidated insurance coverage, and serious safety hazards for tenants. This guide will walk you through the exact steps to verify a suite’s legal status.
2.0 It Takes Two: Development & Building Permits
A truly legal suite in Edmonton must have two separate approvals from the city:
A Development Permit: This confirms the property is in the correct zone for a secondary suite and meets requirements for things like parking and location on the lot.
A Building Permit: This confirms the suite was constructed to meet the Alberta Building Code for safety, including fire separation, window sizes, and ventilation.
A suite without both of these is not fully legal.
3.0 The Verification Checklist: How to Confirm a Suite’s Status
Here is a step-by-step process to determine if a suite has the proper permits.
Step 1: Ask the Seller for Permit Numbers
The easiest first step is to ask the seller or their real estate agent to provide the development and building permit numbers for the suite. If they have them, you can verify them with the city.
Step 2: Use the City of Edmonton’s Online Tool
The City of Edmonton has a public online map where you can look up any residential address. This tool can often show if development permits have been issued for a secondary suite on that property. (Note: It’s a great tool, but should always be followed up with a formal inquiry if you’re serious about a property).
Find Out in a Home Near You Has a Permitted Legal Suite Here!
Step 3: Look for the Final Inspection Sticker
For suites completed after 2007, a City of Edmonton inspector will often place a sticker on the home’s main electrical panel after the final inspection has passed. Look for this sticker during your viewing—it’s a very good sign the suite is compliant.
Step 4: Key Physical Signs of a Legal Suite
During a walkthrough, look for these physical features that are required by the building code:
Separate Entrance: The suite must have its own private entrance from the outside.
Egress Windows: Bedroom windows must be large enough to escape through in a fire (a minimum of 0.35 sq. meters).
Proper Ceiling Height: Ceilings must meet a minimum height, typically around 6’11” (2.1 meters).
Interconnected Smoke & CO Detectors: The smoke and carbon monoxide detectors in the suite must be wired to the detectors in the main dwelling so that if one goes off, they all go off.
Fire Separation: There must be proper fire-rated drywall (Type X) and construction separating the suite from the main home, especially in the furnace room.
4.0 What if a Suite Isn’t Permitted?
If you discover a suite is not legally permitted, you have a few options, but all carry risk. You may be required by the city to decommission the suite or bring it up to code, which can be extremely expensive. It is crucial to understand the full legal and financial implications before purchasing such a property.
For detailed information on the application process, required documentation, and to apply online or in-person, you can visit the City of Edmonton’s official website on secondary suites (www.edmonton.ca). This resource provides comprehensive guidance on starting your project, including fee schedules, permit types, and the application checklist.
Get More Information on Secondary Suites Here!
For a complete overview of investment strategies, return to the Ultimate Guide to Real Estate Investing in Edmonton.
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Common Investor FAQs
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What is a good cap rate for an investment property in Edmonton?
While cap rates vary by neighbourhood and property type, a good target for a stabilized residential property in Edmonton as of Fall 2025 is typically between 4.5% and 6%. High-demand areas near the University or with legal suites may be on the lower end, while properties requiring some renovation might offer higher initial cap rates.
What makes a basement suite “legal” in Edmonton?
A legal suite in Edmonton must meet specific safety and building code requirements. Key criteria include a separate entrance, specific window sizes for egress, a minimum ceiling height (typically around 6’11”), and independent heating and ventilation systems. Always verify the property has the required development and building permits from the City of Edmonton.
Which areas in Edmonton are best for cash-flowing properties?
For consistent cash flow, focus on areas with strong rental demand and more moderate purchase prices. Neighbourhoods near major institutions like the University of Alberta (Strathcona, Garneau), NAIT (Westwood, Prince Rupert), or those with easy access to transit and industrial hubs often perform well. Newer suburbs with high concentrations of young families also offer excellent opportunities.
How much of a down payment do I need for a rental property in Canada?
For a non-owner-occupied investment property, the minimum down payment is 20% of the purchase price. If you plan to live in one of the units (i.e., “house hacking” a duplex or home with a legal suite), you may be able to purchase it with a lower down payment as it’s considered owner-occupied.
Is Edmonton a better market for appreciation or cash flow?
Historically, Edmonton is known as a strong cash flow market. Compared to cities like Vancouver or Toronto, Edmonton’s property prices are significantly more affordable relative to average rental rates, allowing investors to see positive monthly income more easily. While the city does experience steady long-term appreciation, the primary draw for most investors is the potential for immediate and consistent cash flow.
