---
title: Burnaby secondary suite and carriage house rules
question: "Can I add a secondary suite or a carriage house?"
place: Burnaby, British Columbia, Canada
place_path: ca/bc/burnaby
category: Building, renovating and your property
owner: municipal
owner_body: City of Burnaby
sources_read: 2026-11-05
review: machine_checked
canonical: "https://govhandbook.com/ca/bc/burnaby/secondary-suite/"
json: "https://govhandbook.com/ca/bc/burnaby/secondary-suite.json"
---

# Burnaby secondary suite and carriage house rules

**Question:** Can I add a secondary suite or a carriage house?

**Short answer:** Yes. Burnaby's Zoning Bylaw 2026 allows a secondary suite inside a primary dwelling in small-scale multi-unit housing (R1), rowhouses and townhouses, listed in the R1, R2 and A1 districts. Not in apartments or up-and-down duplexes. You need a building permit and inspections.

**Who handles it:** Municipal (City of Burnaby, https://www.burnaby.ca)  
**Cost:** Building permit fees by construction value (see building-permit-fees). The City's page says rented suites pay a supplementary water and sewer utility fee; the amount is not stated here.  
**Where:**
- Phone: Building Department, 604-294-7130
- Email: Building general inquiries, building@burnaby.ca
- Email: Suite utility declarations, secondarysuites@burnaby.ca (Phone 604-294-7350)
- Email: Planning (zoning), planning@burnaby.ca

## Key facts

- **Secondary suite allowed:** Yes, as an accessory use inside a primary dwelling unit in small-scale multi-unit housing, a rowhouse or a townhouse. The permitted-use tables list secondary suites in the R1, R2 and A1 districts. Not in apartments or up-and-down duplexes. (Sources differ: The City's Secondary Suite Program page still lists 'R1, A1, A2, A3 and RM6' zones (old Zoning Bylaw 1965 names). The Zoning Bylaw 2026 (in force July 1, 2026) tables are followed: secondary suites appear in the R1, R2 and A1 use tables only (checked all district tables). Confirm a lot's zone on the City's zoning map.)
  - Source: [Burnaby Zoning Bylaw 2026 consolidated, Zoning Bylaw 2026, Part 6 s. 3.1(1); district use tables](https://www.burnaby.ca/sites/default/files/acquiadam/2026-07/Zoning-Bylaw-Consolidated-Without-Schedules.pdf)
  - Official wording: "A secondary suite may be permitted as an accessory use to a primary dwelling unit in small-scale multi-" … "Secondary Suites Part 6-3.1" … "1.2 TOWNHOUSE DISTRICT (R2)" … "6.1 AGRICULTURE DISTRICT (A1)"
  - Source: [Secondary Suite Program, Secondary Suite Program page, Q&A](https://www.burnaby.ca/services-and-payments/development-permits-construction/secondary-suite-program)
  - Official wording: "Examples of where secondary suites are not permitted are up/down duplexes and apartment buildings where dwelling units are above or below other dwelling units."
  - Check: wording matched the official text retrieved 2026-11-06
- **Coach house or garden suite allowed:** In R1, detached suite forms continue as rear principal buildings (no longer called laneway homes), including on lots without lanes. They can include a secondary suite. A rear building is limited to 7.5 m (sloping roof) and 2 storeys.
  - Source: [Laneway Homes, Laneway Homes page](https://www.burnaby.ca/services-and-payments/development-permits-construction/laneway-homes)
  - Official wording: "building forms commonly referred to as laneway homes will continue to be permitted in the new R1 Small-Scale Multi-Unit Housing District, including on lots without lanes." … "and laneway homes with secondary suites."
  - Source: [Burnaby Zoning Bylaw 2026 consolidated, Zoning Bylaw 2026, R1 s. 1.1.5](https://www.burnaby.ca/sites/default/files/acquiadam/2026-07/Zoning-Bylaw-Consolidated-Without-Schedules.pdf)
  - Official wording: "Rear Principal Buildings" … "sloping roof: 7.5 m | flat roof: 7.0 m"
  - Check: wording matched the official text retrieved 2026-11-06
- **Limits:** One secondary suite per primary dwelling, fully inside it, at least 32.52 m², on a single title (no strata or subdivision). An R1 lot may have up to 4 dwelling units including suites (3 on lots up to 280 m²), or 6 on lots of 281 m² or more in a frequent transit network area. No boarding, child care (except home-based) or home occupation with on-site clients.
  - Source: [Burnaby Zoning Bylaw 2026 consolidated, Zoning Bylaw 2026, Part 6 s. 3.1; Part 4 s. 3.2.2.1](https://www.burnaby.ca/sites/default/files/acquiadam/2026-07/Zoning-Bylaw-Consolidated-Without-Schedules.pdf)
  - Official wording: "A secondary suite must be fully contained within the primary dwelling unit." … "A primary dwelling can contain no more than one secondary suite." … "at all times remain a single parcel under a single title" … "Secondary Suite 32.52 m" … "boarding use;" … "a home occupation that includes on-site client services."
  - Source: [Burnaby Zoning Bylaw 2026 consolidated, Zoning Bylaw 2026, Part 2 definition](https://www.burnaby.ca/sites/default/files/acquiadam/2026-07/Zoning-Bylaw-Consolidated-Without-Schedules.pdf)
  - Official wording: "any residential building(s) on a lot containing a total of one to" … "six dwelling units, inclusive of all primary dwelling units and secondary suites"
  - Source: [R1 Small-Scale Multi-Unit Housing Summary Guide, R1 Summary Guide, Eligible lots](https://www.burnaby.ca/sites/default/files/acquiadam/2026-10/R1-Small-Scale-Multi-Unit-Housing-Summary-Guide.pdf)
  - Official wording: "3 units on lots that are up to 280 sq. m (3,014 sq. ft.)" … "4 units on lots greater than 280 sq. m (3,014 sq. ft.)" … "6 units on lots at least 281 sq. m (3,025 sq. ft.) and" … "within a Frequent Transit Network Area"
  - Check: wording matched the official text retrieved 2026-11-06
- **Parking:** Small-scale multi-unit housing (R1): 1.0 space for the first dwelling unit plus 0.5 for each additional, suites counting as dwelling units. Rowhouses: none required. Townhouses with a secondary suite: 1.25 per primary unit plus 0.05 visitor. None required in a transit oriented or frequent transit network area.
  - Source: [Burnaby Zoning Bylaw 2026, Part 7 Parking, Loading and Mobility, Zoning Bylaw 2026, Part 7 s. 1.3.1.2 and s. 1.6.3(3)](https://www.burnaby.ca/sites/default/files/acquiadam/2026-06/Part-7-Parking-Loading-Mobility.pdf)
  - Official wording: "Residential uses in a transit oriented area" … "No parking required" … "1.0 for the first dwelling unit, plus 0.5 for each additional" … "Small-scale multi-unit housing" … "one tandem parking space accommodating two vehicles shall only be shared between one" … "primary dwelling unit and its associated secondary suite;" … "Rowhouse dwellings No parking required" … "1.25 for each primary dwelling unit, plus"
  - Check: wording matched the official text retrieved 2026-11-06
- **Permits:** A building permit and any needed trade permits (applied for online), plus inspections. Alterations that add a suite need a permit; unpermitted suites need a permit to legalize. Owners declare rental status for the supplementary water and sewer utility fee. A business licence applies if renting without living there.
  - Source: [Secondary Suite Program, Secondary Suite Program page](https://www.burnaby.ca/services-and-payments/development-permits-construction/secondary-suite-program)
  - Official wording: "Obtain the necessary building and subtrade permits." … "Get all the inspections done." … "Obtain a business license if renting but not living on the property." … "Yes, if originally constructed without a building permit, you will need a building permit to ensure that the secondary suite meets building code standards."
  - Source: [Home Improvement Permits, Home Improvement Permits page, "Alterations"](https://www.burnaby.ca/services-and-payments/development-permits-construction/home-improvement-permits)
  - Official wording: "adding secondary suites. These projects require a permit, which you can apply for online."
  - Check: wording matched the official text retrieved 2026-11-06
- **Bylaw:** Burnaby Zoning Bylaw 2026 (No. 14815), Part 6 s. 3.1 and Part 7; Burnaby Building Bylaw 2016 (No. 13658)
  - Source: [Burnaby Zoning Bylaw 2026 consolidated, title page and Part 6](https://www.burnaby.ca/sites/default/files/acquiadam/2026-07/Zoning-Bylaw-Consolidated-Without-Schedules.pdf)
  - Official wording: "ZONING BYLAW BYLAW NO. 14815" … "3.1 Secondary Suites"
  - Source: [Building Bylaw 2016, No. 13658 (consolidated PDF), title page](https://bylaws.burnaby.ca/media/Consolidated/13658CC.pdf)
  - Official wording: "Burnaby Building Bylaw 2016 Bylaw No. 13658"
  - Check: wording matched the official text retrieved 2026-11-06

## How it works

The [Zoning Bylaw 2026 (No. 14815)](https://www.burnaby.ca/sites/default/files/acquiadam/2026-07/Zoning-Bylaw-Consolidated-Without-Schedules.pdf) allows one secondary suite as an accessory use inside a primary dwelling unit in small-scale multi-unit housing, a rowhouse or a townhouse. Its use tables list suites in the R1, R2 and A1 districts. The suite must be fully inside the primary dwelling, at least 32.52 m², on a single title (no strata or subdivision). Apartments and up-and-down duplexes cannot have one.

In R1, detached suite forms continue as rear principal buildings (no longer called laneway homes), including on lots without lanes. A rear building is limited to 7.5 m (sloping roof) and 2 storeys, and can include a secondary suite.

An R1 lot may have up to 4 dwelling units including suites, or 3 on lots up to 280 m². Lots of 281 m² or more in a frequent transit network area may have 6. No boarding, child care (except home-based) or home occupation with on-site clients is allowed in the suite.

## Steps

1. Confirm your lot's zoning and unit limit on the City's zoning map, or ask planning@burnaby.ca.
2. Apply online for a building permit and any trade permits. Alterations that add a suite need a permit, and an unpermitted suite needs one to be legalized.
3. Pass all inspections.
4. Owners declare rental status for the supplementary water and sewer utility fee (secondarysuites@burnaby.ca).
5. If you rent the suite but do not live on the property, get a business licence.

## Good to know

- The City's Secondary Suite Program page still lists old zone names. This answer follows the 2026 bylaw tables, so confirm your zone with Planning.
- Parking in R1: 1.0 space for the first dwelling unit plus 0.5 for each additional, with suites counting as dwelling units. None is required in a transit oriented or frequent transit network area.
- Declare again within 30 days of a change in rental status or ownership. The City's page says an unregistered rented suite can draw a $1,000 fine.
- Generally no development permit is needed on R1 lots, except a Streamside Protection and Enhancement permit near a stream.

## Official forms and pages

- [Secondary Suite Program](https://www.burnaby.ca/services-and-payments/development-permits-construction/secondary-suite-program)
- [Laneway Homes](https://www.burnaby.ca/services-and-payments/development-permits-construction/laneway-homes)

## Related questions

- [Burnaby building permits: when you need one and how to apply](https://govhandbook.com/ca/bc/burnaby/building-permit.md)
- [Burnaby zoning: find your zone and what it allows](https://govhandbook.com/ca/bc/burnaby/zoning-lookup.md)

## The same question elsewhere

- [Secondary suite and carriage house rules in British Columbia, by municipality](https://govhandbook.com/ca/bc/secondary-suite.md)
- [New Westminster](https://govhandbook.com/ca/bc/new-westminster/secondary-suite.md)
- [Richmond](https://govhandbook.com/ca/bc/richmond/secondary-suite.md)
- [Port Moody](https://govhandbook.com/ca/bc/port-moody/secondary-suite.md)
- [Belcarra](https://govhandbook.com/ca/bc/belcarra/secondary-suite.md)
- [Vancouver](https://govhandbook.com/ca/bc/vancouver/secondary-suite.md)
- [Coquitlam](https://govhandbook.com/ca/bc/coquitlam/secondary-suite.md)

## Sources

- [Secondary Suite Program, City of Burnaby](https://www.burnaby.ca/services-and-payments/development-permits-construction/secondary-suite-program) (read 2026-11-05)
- [Laneway Homes, City of Burnaby](https://www.burnaby.ca/services-and-payments/development-permits-construction/laneway-homes) (read 2026-11-05)
- [Home Improvement Permits, City of Burnaby](https://www.burnaby.ca/services-and-payments/development-permits-construction/home-improvement-permits) (read 2026-11-05)
- [Burnaby Zoning Bylaw 2026 consolidated (PDF)](https://www.burnaby.ca/sites/default/files/acquiadam/2026-07/Zoning-Bylaw-Consolidated-Without-Schedules.pdf) (read 2026-11-05)
- [Burnaby Zoning Bylaw 2026, Part 7 Parking, Loading and Mobility (PDF)](https://www.burnaby.ca/sites/default/files/acquiadam/2026-06/Part-7-Parking-Loading-Mobility.pdf) (read 2026-11-05)
- [R1 Small-Scale Multi-Unit Housing Summary Guide (PDF), City of Burnaby](https://www.burnaby.ca/sites/default/files/acquiadam/2026-10/R1-Small-Scale-Multi-Unit-Housing-Summary-Guide.pdf) (read 2026-11-05)
- [Building Bylaw 2016, No. 13658 (consolidated PDF), City of Burnaby](https://bylaws.burnaby.ca/media/Consolidated/13658CC.pdf) (read 2026-11-05)

_Checked by script, not yet by a person: the official wording behind 6 of 6 facts was matched to the official text. Gov Handbook is an independent guide, not affiliated with City of Burnaby. How answers are checked: https://govhandbook.com/methods/ · Canonical page: https://govhandbook.com/ca/bc/burnaby/secondary-suite/_