Secondary Suites

Develop or Legalize a Secondary Suite

The Town of Olds defines secondary suites as an additional dwelling unit subordinate to the principal dwelling unit on a parcel designated for a single-detached dwelling. The suites are independent units with their own kitchen, bathroom, and a private entrance and must comply with the Alberta Fire Code, Alberta Building Code and the Town's Land Use Bylaw.

The Town is aware several secondary suites exist that were not authorized through the proper channels, which means they may not meet zoning or building code requirements and pose safety risks. For example, some suites may have small bedroom windows that cannot serve as emergency exits, and others may lack required smoke alarms, fire separation, handrails, and independent heating systems.

To ensure the safety and compliance of secondary suites, the Town of Olds has streamlined the application process and implemented an incentive program that encourages the legalization of existing unauthorized suites and supports applications for secondary suites.

This program is in effect until July 10, 2025, and offers the following benefits:

Waiver of a development permit fee.
Relaxation of parking requirements as outlined in the Town's Land Use Bylaw.
Relaxation of square footage requirements for the secondary suite.
Acceleration of the application process.

After the incentive program expires in July 2025, the Town will resume enforcement measures to ensure that all secondary suites follow safety regulations.

Compliance Requirements

The following building code requirements need to be considered when developing a new suite or legalizing an existing secondary suite:

Minimum room height of 1.95 m.
Openable bedroom windows with a clear opening of at least 380 mm in each direction with a minimum area of .35 m2 that do not require special tools or knowledge, do not require the removal of sashes or hardware and have support to stay in the open position (see drawing below). If installed, window wells are to provide 760 mm clear space when the window is open.

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Exit stairs to be not less than 860 mm wide.
Landings for stairs shall be not less than 900 mm long.
Handrails and guards are required.
For an unenclosed exit stair, protection for openings from fires occurring in another suite shall be provided within 3 m horizontally, 10 m below or 5 m above.
Exit Doors shall be 1,980 mm high and 810 mm wide and may swing in or out.
Each suite shall be provided with an exit, which may include sharing a common corridor.
The exit shall be separated with one layer of 12.7 mm drywall or equivalent on each side of the exit.
The dwelling units shall be separated with one layer of 12.7 mm drywall or equivalent on each side of common walls and ceilings.
The furnace room shall be separated with one layer of 12.7 mm drywall or equivalent on each side of the walls and ceiling and be provided with an access door to accommodate the removal or installation of new appliances.
A single heating appliance is permitted to supply heat to both dwellings.
Interconnected, hard-wired smoke alarms are required on each floor and within each bedroom. Approved hard-wired smoke alarms that have wireless interconnection are acceptable.
Carbon monoxide alarms are required within each suite within 5 m of or in each bedroom. Combination smoke alarms/CO units may be used.

For details on the regulations outlined in the Alberta Building Code and the Town of Olds Land Use Bylaw, please contact the Building Safety Codes Officer at 403-507-4806 or buildinginspections@olds.ca.

Steps to Creating or Legalizing a Secondary Suite

Confirm if secondary suites are allowed in your area by reviewing Schedule C: Land Use District Regulations of the Land Use Bylaw. A meeting with the Planning and Development Department is advised for clarifications and guidance.
Prepare plans and submit your permit application with all supporting documents.
Apply for building permits, begin construction and prepare for inspections. An official inspection will be conducted to assess whether the secondary suite complies with safety codes and bylaws.
Once the inspection is passed, the secondary suite is considered compliant and legally operable.

Apply for a Secondary Suite

If applying to legalize or create a secondary suite, please include a current copy of your Certificate of Title and a site plan or an existing Real Property Report with your Secondary Suite Application.

Questions about legalizing your secondary suite can be emailed to planning@olds.ca.

Related Information

Secondary Suite Standards Brochure

Secondary Suites News Release

Secondary Suites Video

Frequently Asked Questions - Secondary Suites Compliance Incentive

Important Information and Common Concerns

Renting an approved secondary suite is a great way to earn extra income while providing additional housing in the Town of Olds. The Town is committed to enhancing the safety and standardization of existing secondary suites across our community. As part of this initiative, we are modifying the compliance procedures for secondary suites. Below is detailed information that addresses common concerns and outlines the important aspects of these changes:

What is a secondary suite?

A secondary suite is an additional dwelling unit within a larger dwelling. The suite is an independent unit with its own kitchen, bathroom, and private entrance and must comply with the Alberta Fire Code, Alberta Building Code, and the Town’s Land Use Bylaw.

What is an unregistered or illegal secondary suite?

Units that are commonly referred to as illegal suites or noncompliant secondary suites do not meet zoning, building codes, or development permitting requirements, which renders them non-legally compliant.

There are numerous unregistered secondary suites that operate without the necessary permits and inspections, posing safety risks for occupants and legal risks for property owners. Illegal suites often disregard fire codes, electrical requirements, and other safety standards, endangering the safety of occupants.

Why is the Town implementing a secondary suite compliance incentive?

On July 10, 2023, Town Council relaxed the requirements for legalizing existing secondary suites in Olds. The aim is to create a safer, more secure, and well-governed environment for both property owners and occupants.

Regulatory compliance ensures that secondary suites provide for safe housing options for people who live, work, and attend school in Olds by meeting established safety standards, providing legal protection for all parties involved.

A simple internet search reveals many non-compliant suites exist in our community. The Town is aware of multiple unregistered suites that require being brought into compliance prior to being rented out in the future.

Why is this happening now?

Over the past few years, the Planning Department has acknowledged the existence of numerous illegal or unregistered suites in the Town of Olds. However, due to extremely low vacancy rates and increasing costs of living, there are limited options for those looking to rent in town.

While the Town supports the idea of increasing rental units, the main objective of the incentive program is to enhance safety and standardization across secondary suites in the community. By doing so, both property owners and occupants can benefit from higher-quality living conditions and lawful protections.

When does the program take effect?

The new incentives are in effect from July 10, 2023, to July 10, 2025. During this period, the application process for registering secondary suites will be simplified. After this grace period, more robust enforcement measures will be implemented.

What are the risks of non-compliance?

Operating an unregistered secondary suite exposes property owners to a range of risks. Unapproved home renovations pose significant safety hazards. These renovations often do not adhere to fire codes, electrical requirements, and other regulations, which puts occupants at risk. Additionally, an illegal rental unit may be involved in a fire or other emergency. In that case, homeowners’ insurance may refuse to cover the claims, which can lead to financial losses for the owner.

Furthermore, municipalities can impose fines or vacate illegal units, resulting in a complete loss of rental income.

Anyone can put in a complaint about a secondary suite, and the Town is legally required to follow up. This can include current or former renters, neighbours, or anyone who may be aware of an unregistered secondary suite.

Is your secondary suite compliant?

As an alternative to the prescriptive provisions in the present Building Code, Olds is accepting the requirements listed in the 2006 Alberta Fire Code. In certain circumstances, the Safety Code Officer may also accept alternatives to the Fire Code prescriptive requirements.

What if my suite doesn’t meet requirements but was approved before September 2, 2007?

Due to changing safety standards, suites that were approved before September 2, 2007, may not be safe by today’s standards. As a result of incidents across Alberta, new Safety Code standards were introduced that are retroactive. Unless the approval occurred after September 1, 2007, and includes a Building Code or Fire Code approval, a review of the suite is necessary.

If your suite was constructed after September 2, 2007, but has not been approved, it will be required to be upgraded to the current Building Code requirements. Please contact the Planning and Development Department for information.

How do I legalize my suite?

Follow these steps to legalize your suite:

Review Requirements: The updated municipal bylaws concerning secondary suites should be reviewed in detail.
Pre-Consultation: A meeting with the Planning and Development Department is advised for clarifications and guidance.
Application Submission: Complete the required application form and submit all necessary supporting documents (Building Permit fees shall apply).
Inspection: An official inspection will be conducted to assess whether the secondary suite complies with safety codes and bylaws.
Approval: Once the inspection is passed, the secondary suite is considered compliant and legally operable.

Will there be any fees associated with the registration process?

Yes, an application fee is required. However, until July 10, 2025, fees will be reduced to encourage registration.

Are there additional incentives?

Regulations related to additional parking and maximum space of a unit will also be waived for existing suites during this period.

For further information, please consult the Planning and Development Department. Your cooperation is highly valued as we work collectively to enhance the living conditions within our community.

What risks are associated with operating an illegal secondary suite?

It is imperative for property owners to understand that operating an illegal secondary suite can lead to various
complications, including legal repercussions and financial penalties. After this grace period, more robust enforcement measures will be implemented by the Town of Olds.

What will occur after July 10th, 2025?

Compliance enforcement will begin, including frequent inspections and potential fines for non-compliant property
owners.

ADDITIONAL INFORMATION

Secondary Suite Application
Land Use Bylaw
Secondary Suites - Building Codes

Questions about legalizing a secondary suite can be emailed to planning@olds.ca or call 403-507-4806.

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