{"title":"Clearwater secondary suite and carriage house rules","question":"Can I add a secondary suite or a carriage house?","slug":"secondary-suite","place":{"path":"ca/bc/clearwater","name":"Clearwater","region":{"code":"bc","name":"British Columbia"},"country":{"code":"ca","name":"Canada"}},"category":{"slug":"building-and-renovating","name":"Building, renovating and your property"},"owner":"municipal","owner_label":"Municipal","owner_body":{"name":"District of Clearwater","url":"https://www.districtofclearwater.com"},"short_answer":"Yes, in Clearwater one secondary suite is allowed inside a single family home in the RL-1, SH-1, CR-1, R-1, R-2 and MX-1 zones. A carriage or garden suite is allowed only in the RL-1 zone, on lots over 2 ha outside the Agricultural Land Reserve.","aliases":["secondary suite clearwater","basement suite clearwater","carriage house clearwater","garden suite clearwater"],"cost":"See the building-permit-fees answer.","how_long":"The processing time is not stated. See the building-permit answer.","where":[{"type":"phone","label":"TNRD Planning and Building Inspection (contracted by the District)","value":"250-377-8673","note":"Email planning@tnrd.ca or building@tnrd.ca."},{"type":"phone","label":"District of Clearwater office","value":"250-674-2257","note":"209 Dutch Lake Road. Monday to Friday, 8:30 a.m. to 4:00 p.m."}],"documents":[],"forms":[{"title":"Zoning Bylaw No. 133, 2016, s. 5.22 (consolidated)","url":"https://districtofclearwater.civicweb.net/document/105297/"},{"title":"Building Regulations Bylaw No. 129, 2014 (consolidated)","url":"https://districtofclearwater.civicweb.net/document/55537/"}],"related":[{"slug":"building-permit","title":"Clearwater building permits: when you need one and how to apply","url":"https://govhandbook.com/ca/bc/clearwater/building-permit/"},{"slug":"building-permit-fees","title":"Clearwater building permit fees","url":"https://govhandbook.com/ca/bc/clearwater/building-permit-fees/"},{"slug":"zoning-lookup","title":"Clearwater zoning: find your zone and what it allows","url":"https://govhandbook.com/ca/bc/clearwater/zoning-lookup/"},{"slug":"home-based-business","title":"Clearwater home-based business rules","url":"https://govhandbook.com/ca/bc/clearwater/home-based-business/"}],"nearby":[{"place":"ca/bc/barriere","name":"Barriere","url":"https://govhandbook.com/ca/bc/barriere/secondary-suite/"},{"place":"ca/bc/sun-peaks","name":"Sun Peaks","url":"https://govhandbook.com/ca/bc/sun-peaks/secondary-suite/"},{"place":"ca/bc/100-mile-house","name":"100 Mile House","url":"https://govhandbook.com/ca/bc/100-mile-house/secondary-suite/"},{"place":"ca/bc/kamloops","name":"Kamloops","url":"https://govhandbook.com/ca/bc/kamloops/secondary-suite/"},{"place":"ca/bc/sicamous","name":"Sicamous","url":"https://govhandbook.com/ca/bc/sicamous/secondary-suite/"},{"place":"ca/bc/clinton","name":"Clinton","url":"https://govhandbook.com/ca/bc/clinton/secondary-suite/"}],"topic":{"title":"Secondary suite and carriage house rules in British Columbia, by municipality","url":"https://govhandbook.com/ca/bc/secondary-suite/"},"facts":{"suite_allowed":{"label":"Secondary suite allowed","value":"Yes, one secondary suite inside a single family dwelling, only in zones that expressly allow it. It is an accessory use in the RL-1 (Rural), SH-1 (Small Holding), CR-1 (Country Residential), R-1, R-2 and MX-1 (Riverside Centre Mixed Use) zones.","short":"Yes, in zones that expressly allow it","status":"stated","sources":[{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"s. 5.22","quotes":["A maximum of one secondary suite is permitted within a single family dwelling, only","where expressly permitted within a zone"]},{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"s. 7.1.2 (RL-1)","quotes":["m) home based business; n) commercial kennel; and o) secondary suite."]},{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"s. 7.2.2 (SH-1)","quotes":["f) home based business; g) secondary suite; and h) keeping of a limited number of animals"]},{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"s. 8.1.2 (R-1)","quotes":["e) home based business; and f) secondary suite."]},{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"s. 8.2.2 (R-2)","quotes":["e) home based business; f) secondary suite; and g) one accessory building per lot."]},{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"s. 9.5.2 (MX-1)","quotes":["v) accessory building; w) secondary suite; and x) home based business."]}],"check":{"result":"matched","text_date":"2026-11-08"}},"detached_allowed":{"label":"Coach house or garden suite allowed","value":"A carriage suite or garden suite is allowed in the RL-1 (Rural) zone only: one, on lots larger than 2 ha (5 acres) where the land is not in the Agricultural Land Reserve. In the ALR an extra dwelling needs approval from the Agricultural Land Commission.","short":"Only in RL-1 zone, lots over 2 ha, not in ALR","status":"stated","sources":[{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"s. 7.1.2(l)","quotes":["l) one carriage suite or garden suite on lots larger than 2 ha (5 acres) where land is not within","the ALR;"]},{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"s. 4.4.2(a)","quotes":["any additional dwelling, duplex, carriage suite, or garden suite is not permitted on lands"]}],"check":{"result":"matched","text_date":"2026-11-08"}},"limits":{"label":"Limits","value":"One suite per single family dwelling; wholly inside the primary dwelling with a separate entrance; up to 40% of the building's habitable floor area and no more than 90 m² (969 sq. ft.); must meet the BC Building Code; supplementary utility charges apply where bylaws set them.","status":"stated","sources":[{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"s. 5.22(a), (b), (c), (d)","quotes":["a) must be wholly within the primary dwelling unit with a separate and distinct entrance;","b) must meet the BC Building Code and all other applicable local and Provincial enactments;","d) must be located in and not exceed 40% of the habitable gross floor area of the building, to","maximum of 90 square metres (969 sqft);"]}],"check":{"result":"matched","text_date":"2026-11-08"}},"parking":{"label":"Parking","value":"One off-street space per dwelling unit or sleeping unit for an accessory residential use, which includes a secondary suite, on the same lot (Table 3). The main dwelling needs 2 spaces.","short":"1 space per suite, plus 2 for the main dwelling","status":"stated","sources":[{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"s. 5.22(e); Table 3","quotes":["e) must provide parking upon the lot in conformance with Part 6 of this Bylaw; and","Accessory residential use","(boarding, bed and breakfast, secondary suite)","1 per dwelling unit or sleeping unit","2 per dwelling unit"]}],"check":{"result":"matched","text_date":"2026-11-08"}},"permits":{"label":"Permits","value":"A building permit (processed by the TNRD) is needed for interior work such as partitions and for a change of occupancy or use. The suite must meet the BC Building Code, be registered with the District and be inspected by the Building Inspector before anyone lives in it. No development permit rule for suites was found.","status":"stated","sources":[{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"s. 5.22(f)","quotes":["must be registered with the District and inspected by the Building Inspector prior to"]},{"url":"https://www.districtofclearwater.com/developers/building-permits-inspections/","title":"Building Permits and Inspections, District of Clearwater","section":"District page","quotes":["change of occupancy or use of a building or part thereof","undertake any interior work such as partitions, etc.;"]}],"check":{"result":"matched","text_date":"2026-11-08"}},"bylaw":{"label":"Bylaw","value":"District of Clearwater Zoning Bylaw No. 133, 2016, s. 5.22; Building Regulations Bylaw 129, 2014","status":"stated","sources":[{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","section":"cover","quotes":["ZONING BYLAW NO. 133, 2016"]},{"url":"https://districtofclearwater.civicweb.net/document/55537/","title":"Building Regulations Bylaw No. 129, 2014 (PDF, consolidated to May 4, 2021)","section":"s. 1.1","quotes":["District of Clearwater Building Regulations Bylaw 129, 2014"]}],"check":{"result":"matched","text_date":"2026-11-08"}}},"facts_summary":{"total":6,"stated":6,"matched":6,"none":0,"unknown":0},"body_markdown":"## How it works\n\nThe [Zoning Bylaw No. 133](https://districtofclearwater.civicweb.net/document/105297/) allows one secondary suite inside a single family dwelling, but only in zones that expressly allow it: RL-1 (Rural), SH-1 (Small Holding), CR-1 (Country Residential), R-1, R-2 and MX-1 (Riverside Centre Mixed Use). The R-3, MHP-1 and commercial zones do not list a suite.\n\nA **carriage suite or garden suite** is allowed in the RL-1 zone only: one, on lots larger than 2 ha (5 acres) that are not in the Agricultural Land Reserve (ALR). In the ALR an extra dwelling needs approval from the Agricultural Land Commission. A carriage suite is a self-contained two-storey unit with a footprint up to 80 square metres and up to 95 square metres of living space.\n\nSuite limits (section 5.22):\n- one suite per single family dwelling, wholly inside the main home, with a separate entrance\n- up to 40% of the building's habitable floor area and no more than 90 m² (969 sq. ft.)\n- must meet the BC Building Code\n- one off-street parking space for the suite, on the same lot (the main home needs 2)\n\n## Steps\n\n1. Confirm your zone allows a suite (see the zoning-lookup answer).\n2. Apply for a building permit through the TNRD for the interior work and change of use (see the building-permit answer).\n3. Register the suite with the District.\n4. Have the Building Inspector inspect it before anyone lives in it.\n\n## Good to know\n\n- Supplementary utility charges apply where District bylaws set them.\n- We found no owner-occupancy requirement for suites. We found no development permit rule for suites either.\n- The District's 2026 Official Community Plan says it will update zoning to allow more secondary suites and additional dwelling units. The update is in progress, so rules may change. Ask TNRD Planning for the current status.","sources":[{"url":"https://districtofclearwater.civicweb.net/document/105297/","title":"Zoning Bylaw No. 133, 2016 (PDF, consolidated to April 1, 2025)","accessed":"2026-11-08"},{"url":"https://districtofclearwater.civicweb.net/document/55537/","title":"Building Regulations Bylaw No. 129, 2014 (PDF, consolidated to May 4, 2021)","accessed":"2026-11-08"},{"url":"https://www.districtofclearwater.com/developers/building-permits-inspections/","title":"Building Permits and Inspections, District of Clearwater","accessed":"2026-11-08"},{"url":"https://districtofclearwater.civicweb.net/document/107122/","title":"Official Community Plan (PDF, 2026), District of Clearwater","accessed":"2026-11-08"}],"sources_read":"2026-11-08","review":{"status":"machine_checked","badge":"Checked against official text","label":"Checked by script, not yet by a person: the official wording behind 6 of 6 facts was matched to the official text."},"urls":{"html":"https://govhandbook.com/ca/bc/clearwater/secondary-suite/","markdown":"https://govhandbook.com/ca/bc/clearwater/secondary-suite.md","json":"https://govhandbook.com/ca/bc/clearwater/secondary-suite.json"}}