Add suites
Turn one home into several rentals.
Add legal basement, garage or garden suites to a house, duplex or triplex you already own, then refinance to pull your money back out.
Check my propertyIs this for you?
This is for you if…
You own a house, duplex or triplex in Calgary or Edmonton.
The numbers say a second unit — or three — will pay better than the lot does now.
You want the suites permitted and legal, not rented out quietly.
How it works
The steps, in order.
- 01Check what's legal on your lotZoning, lot coverage, parking and which suite types your lot can carry.2–4 weeks
- 02Design and permitsDrawings, development and building permits, and any neighbor notification steps.2–4 months
- 03Build the suitesOne suite or six, done by builders we've worked with before.3–6 months
- 04Rent the new unitsOur in-house manager handles ads, screening and leases.1–3 months
- 05Refinance and pull your money outA new appraisal, an MLI Select or conventional refinance, and your cash back.1–2 months
What's legal where
| Suite type | Calgary | Edmonton |
|---|---|---|
| Basement suite | Legal as a secondary suite across most of the city; rules on ceiling height, egress and parking apply. | Legal across most of the city; Edmonton has its own secondary suite rules and registry. |
| Garage suite | Approved citywide since 2024, with size and placement rules. | Allowed on many lots; reviewed case by case with the city. |
| Garden suite | Approved in the 2024 bylaw changes; lot coverage and separation rules apply. | Allowed on some lots; usually reviewed as a discretionary use. |
Rules change — we confirm current zoning before anything is ordered.
A real example · Under construction now
Three units in. Nine units out.
Our client bought a triplex for $1,000,000. Together we're partway through a $550,000 build adding three basement suites and three garage suites, all permitted and legal. That's nine rental units on one lot at $172,000 each, where similar units sell for about $280,000.
- All-in
- $1.55M
- Units
- 3 → 9
- Per unit
- $172,000
- Target value
- $2.3M
- Cash back
- ~$500,000
Steps 01–02 complete, 03–04 projected. These are projections, not results — we'll publish the real numbers when the refinance closes.
What it costs
Typical costs.
Adding suites is cheaper per unit than buying new ones, because you already own the land. Here's what the money goes toward.
| Item | Typical cost | Notes |
|---|---|---|
| Design and drawings | $8K–$15K per suite | Architectural drawings for the permit application. |
| Permits and fees | $5K–$12K | Development permit, building permit, inspections. |
| Construction | ~$80K–$120K per suite | Varies with suite type, finishes and site conditions. |
| Legal and refinance | $3K–$8K | Refinance documents and appraisal. |
| CMHC insurance premium | Varies, usually financed | Added to the new mortgage on refinance. |
- The triplex example above landed at about $92,000 added per unit — typical for garage and basement suites in this market.
- If a suite costs more than the value it adds, we'll tell you before you build.
Questions
Straight answers.
Do I need a permit for a basement suite?
Yes — a legal suite needs a building permit, and in Edmonton a secondary suite registration. Unpermitted suites can be shut down and complicate your insurance and refinance. We handle the permit process for you.
Which suite types are legal where I live?
Basement, garage and garden suites are approved in most of Calgary and Edmonton, with rules on size, parking and lot coverage that vary by lot. We confirm what your specific lot can carry before anything is ordered.
Will my mortgage lender allow it?
Most do, but it matters how the refinance is structured. We plan the refinance from day one — that's why the order is build first, refinance second, and why MLI Select points matter for the new mortgage.
How does the refinance actually work?
Once the suites are built and rented, the building appraises higher. The new mortgage is based on the higher value and the new rental income, which lets you pull out most or all of what you spent on the build.
What if my lot is too small?
Then we say so early, before you spend money on drawings. Sometimes a different suite type or a variance still works — we'll tell you which path has a realistic shot.
Next step
Check my property.
Tell us about your property and we'll confirm what suite types it can legally carry, and roughly what the build and refinance look like.
Prefer to talk? Call Joshua at 403-305-9167