What utilities do I need to provide separately for a secondary suite?

Secondary suites in Metro Vancouver typically require separate electrical and gas meters, while water/sewer can often be shared with proper sub-metering arrangements. The specific utility requirements depend on your municipality's bylaws and BC Building Code compliance.

For electrical service, Technical Safety BC requires separate electrical panels and metering for secondary suites to ensure proper load distribution and billing separation. This means your electrical contractor will need to install a new 100-amp or 200-amp service panel specifically for the suite, connected through BC Hydro's meter base. The work must be performed by a licensed electrical contractor and inspected by Technical Safety BC. Expect costs of $2,500-$5,000 for the electrical service upgrade, plus BC Hydro connection fees of approximately $500-$1,200.

Gas service requirements vary by municipality, but most require separate meters for secondary suites to comply with fire separation requirements under BCBC 2024. FortisBC will install a second gas meter if your suite includes gas appliances (furnace, hot water tank, stove, or fireplace). The gas rough-in and appliance connections must be completed by a licensed gas contractor and inspected by Technical Safety BC. Budget $1,500-$3,500 for gas service separation, including the meter installation and interior gas line work.

Water and sewer services can typically remain shared between the main house and secondary suite, but many municipalities require sub-metering for proper utility billing between tenants. The City of Vancouver, for example, allows shared water service but recommends installing a separate water meter or sub-meter to track usage. Some landlords install water sub-meters ($800-$1,500) to allocate costs fairly between units.

In Vancouver specifically, secondary suites must be registered with the city and meet all BCBC requirements including separate heating systems, egress windows, fire separation, and interconnected smoke alarms. The suite must have its own address for emergency services and mail delivery. Other Metro Vancouver municipalities like Surrey, Burnaby, and Richmond have similar but slightly different requirements - check with your local building department.

Working with licensed contractors is essential here - electrical and gas work must be done by licensed contractors, and utility connections require coordination with BC Hydro, FortisBC, and your municipality. A mechanical contractor experienced with secondary suites can help you navigate the utility requirements and ensure everything meets code.

Contact your municipal building department to confirm specific utility separation requirements for your area, then get quotes from licensed electrical and gas contractors who are familiar with secondary suite installations in your municipality.

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