What does it cost to add a secondary suite in my Vancouver home?

Adding a secondary suite in Vancouver typically costs $40,000-$120,000, depending on whether you're converting existing space or building new. The wide range reflects different approaches: a basic basement conversion runs $40,000-$70,000, while creating a new suite with major structural work can reach $80,000-$120,000+.

Basement conversions are the most common and cost-effective option. If you have an unfinished basement with decent ceiling height (minimum 7'6" under BCBC 2024), expect to spend $50-$80 per square foot for a basic 600-800 sq ft suite. This includes framing, insulation, drywall, flooring, a kitchen, bathroom, separate entrance, and egress windows. The electrical panel upgrade alone often runs $3,000-$6,000, as older Vancouver homes frequently need 200-amp service to handle the additional load.

Above-grade conversions cost more due to structural modifications. Converting a main floor area or splitting an existing floor typically runs $60,000-$100,000. You'll need proper fire separation (1-hour rated assemblies), sound insulation between units, and often HVAC modifications. Many Vancouver character homes require creative solutions to meet egress requirements while preserving the home's appearance.

Vancouver-specific requirements add to costs but are non-negotiable. All secondary suites must be registered with the city ($1,500+ in fees), meet current BCBC standards, and have separate utilities metering where possible. The suite needs its own entrance, emergency egress windows in bedrooms, interconnected smoke alarms throughout both units, and proper fire separation. Parking isn't required, which helps in dense neighborhoods, but you'll need one additional parking space if you're in certain zones.

Permit and professional costs typically add $8,000-$15,000 to any project. Building permits run $2,000-$5,000 depending on scope, plus you'll need architectural drawings ($2,000-$5,000), structural engineering if walls are being moved ($1,500-$3,000), and various inspections. Many Vancouver homes built before 1980 need electrical upgrades to meet current codes, and older plumbing may require updates during the renovation.

Hidden costs often surprise homeowners. Asbestos abatement in pre-1980 homes can add $5,000-$15,000. If your home has a combined sewer connection, the city may require separation during major renovations ($5,000-$15,000). Waterproofing basement suites properly in Vancouver's wet climate is crucial and can add $3,000-$8,000 to prevent future moisture issues.

Timeline considerations affect costs significantly. Permit approval in Vancouver takes 8-16 weeks for secondary suites, and construction typically requires 6-12 weeks. Working during Vancouver's rainy season (October-March) can slow exterior work and increase costs. Book contractors early, as secondary suite specialists stay busy year-round.

This is especially important for secondary suites. This isn't a DIY project - you'll need licensed electricians and plumbers, and all work must pass city inspections. The complexity of meeting fire codes, egress requirements, and structural modifications makes professional design and construction critical for both safety and resale value.

Start by checking if your property is eligible (most single-family zones in Vancouver allow suites), then get quotes from contractors experienced with Vancouver secondary suite requirements.