A second suite (the Code calls it a secondary suite) is legal in BC only once it has a building permit, passed inspections and, in most cities, a registration or occupancy sign-off. This guide covers the BC Building Code rules your drawings have to meet, what Surrey and six other cities ask for, which fees each city publishes, and who is allowed to draw the plans. Every fact links to the official page it came from.
Short version: the province now allows a secondary suite or accessory dwelling unit in single-family zones across BC [2], but you still need a building permit from your city. Your plans must show the fire separation, smoke alarm layout, bedroom egress windows, ceiling heights and how heating and ventilation are kept separate, because those are the BC Building Code items the plan checker looks for [1]. In Surrey, a suite must also be declared and pays an annual Secondary Suite Service Fee of $893 [5].
Most houses with a suite fall under Part 9 of the BC Building Code 2024 (Division B). The table below lists the clauses that matter most for the drawings. We read each clause in the Province’s 2024 Code text on November 4, 2026 [1]. Your city can tell you if a later revision applies to your application date.
| Topic | What the Code says | Clause |
|---|---|---|
| Fire separation between units | At least 15 min if every smoke alarm in the house is photo-electric and interconnected; 30 min if an extra interconnected photo-electric alarm is added in each unit and common space; 45 min if neither; no rating needed if the house is sprinklered | 9.10.9.16.(4); 9.10.19.5.(2) |
| Assemblies that meet 15 and 30 min | Prescriptive constructions are listed so you don’t need a tested assembly | 9.10.3.1.(2) and (3) |
| Bedroom egress | Each bedroom needs a window or exterior door openable from inside without tools, with an unobstructed opening of at least 0.35 m² and no dimension under 380 mm; 760 mm clear in front if it opens into a window well (not required if the suite is sprinklered) | 9.9.10.1. |
| Shared exits | Rules for an exit shared by both units | 9.9.9.3. |
| Ceiling height | 2.1 m over the required areas of living, dining, kitchen and bedroom spaces (new work) | Table 9.5.3.1. |
| Ceiling height, existing house | For a suite added to an existing house, the alternative is not less than 1.95 m, and 1.85 m under beams and ducts | Division A, Table 1.1.1.1.(6) |
| Sound | Each unit separated by the listed construction (insulated joist and stud spaces, resilient channel one side, 12.7 mm gypsum), or STC 43, or ASTC 40 | 9.11.1.1.(2) |
| Ducts and heating | One unit’s duct system must not connect directly to the rest of the house unless it’s built to stop smoke circulation and has fire dampers | 9.33.1.1.(3); 9.32.3.2.(4) and (5) |
| Fire separation doors | A self-closing device is required on doors in a required fire separation | 9.10.13.10. |
The existing-house alternatives in Division A apply only to a suite added to a house that already exists. A new house built with a suite must meet the full Division B numbers [1]. Kelowna’s 2026 suite bulletin turns these rules into a chart. A 30 min separation uses insulated joists and studs, resilient channel and 12.7 mm gypsum, plus an extra interconnected alarm in each unit. A 45 min separation uses Type X gypsum assemblies and doesn’t need the alarms linked to the main house [15]. It’s a handy reference even outside Kelowna, but your own city’s plan checker has the final say.
Each city publishes its own checklist, but the published lists overlap heavily. Here is what the official checklists we read ask for:
Saanich asks for plans at a normal drafting scale such as 1/4″ = 1′, and one energized EV outlet for each new dwelling unit [20]. In Nanaimo, every plan set must show the designer’s name and address (Building Bylaw 7224, s.8.5), and the City publishes a Plan Requirement Checklist [11][12].
None of the city suite pages we read requires a particular kind of professional for a simple suite in a house. Saanich tells owners to consult a builder, building designer or architect [19]. In practice, three kinds of people draw suite plans:
| Who | When they fit | Where to check them |
|---|---|---|
| Building or residential designer | Typical Part 9 suite in a house. | ASTTBC directory [25]; BCABD member directory [26] |
| Structural engineer (P.Eng.) | When a wall comes out and beams or point loads change, or when the city asks for sealed structural work and Letters of Assurance [28] | EGBC registrant directory [24] |
| Architect | Usually not needed for a house suite. AIBC explains which buildings require one [22]. | AIBC online directory [23] |
About “BCIBD”: we found no current BC body by that name. The BCABD’s own history says the designers’ group became the Building Designers Institute of BC under ASTTBC, and that the BC Association of Building Designers (BCABD) formed in 2020 [27]. To check a designer, search the ASTTBC and BCABD directories. Membership is voluntary, so a designer who isn’t listed isn’t automatically a bad choice. Still, ask them why they aren’t listed.
Surrey treats a suite as a dwelling unit inside a house whose habitable area is no more than 40% of the principal unit, and the suite can’t be a separate strata lot [4]. One suite is allowed per single-family, semi-detached or duplex unit. Suites aren’t allowed in a coach house or garden suite. Land Use Contracts and Building Schemes on title can still prohibit a suite, so check your title first [4]. If your house was built with a “Suite Ready” permit, ask the City, because that can shorten the work [4].
The Secondary Suite Permit page lists these items [3]:
You can submit by email following the City’s digital submission guide, or in person. Keep the approved drawings on site for inspections [3].
All Surrey suites must be registered using the Secondary Suite Declaration Form. The City bills $1,000 for each unregistered suite [5]. A registered suite pays an annual Secondary Suite Service Fee of $893 per suite. Garbage, recycling and organics service costs $172.04 for one suite and $340.00 for two or more [5]. Surrey says a suite is automatically registered on your property taxes [4]. You can check a property with the City’s Secondary Suite Fee Web Inquiry tool [4].
Surrey collects a non-refundable flat fee, based on the cost of work, when your plans are reviewed. The balance is due before the permit is issued [3]. Under Building Bylaw No. 17850, the first payment depends on the declared value [6]:
| Declared value of work | Initial non-refundable payment |
|---|---|
| $0 to $19,999 | $50 |
| $20,000 to $99,999 | $150 |
| $100,000 to $999,999 | $700 |
| $1M to $4,999,999 | $5,500 |
| $5M and over | $25,000 |
The full permit fee comes from the City’s fee schedule and estimator [6]. Questions: zoning 604-591-4448, client services 604-591-4086 [4]. For Surrey permits in general, see our Surrey building permit guide.
| City | Key rules on the city’s own page | Official page |
|---|---|---|
| Vancouver | A suite has its own kitchen, living area and separate outside access. No strata title and no third suite; a duplex may have one suite per unit. You need a development and building permit, an Owner’s Undertaking Letter and plans. The suite isn’t legal until the final inspection passes. Renting it long-term needs a business licence. | Creating a secondary suite [7] |
| Victoria | A suite is legal once all required building, plumbing and electrical permits are issued, the work is inspected, and a final Occupancy Permit is issued. | What can I do with my property? [8] |
| Nanaimo | A Secondary Suite Permit is required. Plans follow the City’s Plan Requirement Checklist, and the designer’s name and address must be on every plan. | Secondary Suite Permit [10][11][12] |
| Kelowna | The suite is at most 90 m² and must be on community water. Required: a parking stall, a lit hard-surfaced path at least 860 mm wide, a visible suite address, hardwired interconnected smoke and CO alarms, local heat control and one cooled room. Submit two scaled drawing sets and a title search dated within 30 days. | Secondary suite requirements [14][15][16] |
| Burnaby | Suites are allowed in the R1, A1, A2, A3 and RM6 zones and need building and subtrade permits plus inspections. File a Supplementary Utility Fees Declaration within 30 days of a change. Renting an unregistered suite can bring a $1,000 fine. | Secondary Suite Program [17] |
| Abbotsford | Suites must be registered. Registration confirms the suite meets the BC Building Code and the Zoning Bylaw. Owners of unauthorized suites may be fined $500 per day. | Secondary Suites [18] |
| Saanich | Suites are allowed in all RS, RD and A zones, one per primary dwelling, wholly inside the house. Each suite needs an extra parking space with a Level 2 EV outlet and an Occupancy Permit. | Secondary Suites [19][20] |
| Langford | The City’s page lists one suite per dwelling, municipal sewer, an extra parking space and owner occupancy, and says a covenant against strata titling must be registered. Owner occupancy may have changed under the provincial housing rules, so confirm with the City at 250-478-7882. | Planning and Zoning [21] |
City guides: Vancouver suites · Victoria suites · Nanaimo suites · Kelowna permits · Burnaby permits · Abbotsford permits · Saanich permits · Langford permits · Duncan suites.
These are the suite-related figures on each city’s own page, checked November 4, 2026. We don’t give typical totals, because the building permit fee usually depends on the value of the work.
| City | Published figures | Building permit fee |
|---|---|---|
| Surrey | Initial payment $50 to $25,000 by value; Secondary Suite Service Fee $893 per year; unregistered suite billed $1,000 [5][6] | Fee schedule and estimator [6] |
| Vancouver | Optional special inspection for legalizing: $282 + GST [7] | Not stated on the suite page |
| Victoria | None on the suite page | City fee guide [9] |
| Nanaimo | None on the suite page | City fee calculator [13] |
| Kelowna | A $300 sewer development fee may apply where the house is on City sewer [15] | Not stated on the suite page |
| Burnaby | Possible $1,000 fine for an unregistered rented suite [17] | Not stated on the suite page |
| Abbotsford | $100 application fee (credited to the permit); $260 new registration fee; $270 annual infrastructure fee [18] | Fees and Charges Bylaw, Schedule G [18] |
| Saanich, Langford | None on the suite pages | Ask the municipality |
Design fees aren’t published by the cities, and we didn’t find a reliable public figure, so we don’t quote one. Get written quotes for the same scope from two or three designers.
See also: who draws permit plans in Nanaimo and how to submit permit drawings in BC.
Yes. Every city in this guide asks for plans with a suite permit application. Surrey asks for site and floor plans; Kelowna asks for two scaled sets with sections and elevations.
Under BC Building Code 9.10.9.16.(4): 15 minutes if every smoke alarm is photo-electric and interconnected, 30 minutes with an extra interconnected alarm in each unit, 45 minutes otherwise, or none if the house is sprinklered.
2.1 m for the main rooms under Table 9.5.3.1. For a suite added to an existing house, Division A Table 1.1.1.1.(6) allows 1.95 m, and 1.85 m under beams and ducts.
Get a building permit with Surrey’s application form, a title search and plans, pass inspections, then file the Secondary Suite Declaration Form. Registered suites pay an $893 annual Secondary Suite Service Fee.
Usually not an architect for a house suite. An engineer is needed when structure changes, such as removing a bearing wall, or when the city asks for sealed drawings. A building designer usually draws the rest.
We found no current body by that name. Designers can join ASTTBC or the BC Association of Building Designers (BCABD), and both have public directories. Membership is voluntary.
It depends on the city and the value of the work. Surrey’s first payment ranges from $50 to $25,000 by value. Abbotsford charges a $100 application fee plus a $260 registration fee. Other cities set the fee after you apply.
All pages checked November 4, 2026.
Related: Secondary suite permits in BC · Surrey building permits · Vancouver building permits · Victoria building permits · Nanaimo building permits