{"title":"Fort St James secondary suite and carriage house rules","question":"Can I add a secondary suite or a carriage house in Fort St James?","slug":"secondary-suite","place":{"path":"ca/bc/fort-st-james","name":"Fort St James","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 Fort St James","url":"https://www.fortstjames.ca"},"short_answer":"In Fort St James a secondary suite is allowed in a single-detached dwelling in the R1, R4, RR1, RR1A, RR2 and RR3 zones (not R2 or R3). Detached garden suites are allowed on RR1, RR2 and RR3 lots. Both need a building permit and must be registered with the District for utility billing.","aliases":["secondary suite fort st james","basement suite fort st james","garden suite fort st james","carriage house fort st james"],"cost":"Building permit fee is 0.6% of construction value ($50 minimum). Properties with a suite pay an extra 40% of the principal dwelling's utility fees, twice yearly.","how_long":"The District does not state a processing time.","where":[{"type":"in_person","label":"District Office","value":"477 Stuart Drive West, P.O. Box 640, Fort St. James, BC V0J 1P0"},{"type":"phone","label":"District Office","value":"250-996-8233"},{"type":"email","label":"District Office","value":"district@fortstjames.ca"}],"documents":["Building permit application form","Title search made within 30 days, or the current tax assessment notice","Floor plans and a cross section"],"forms":[{"title":"Secondary Dwelling Units, District of Fort St James","url":"https://www.fortstjames.ca/services/development-permitting/secondary-dwelling-units"},{"title":"Zoning Bylaw No. 1101, 2025 (PDF)","url":"https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf"},{"title":"Building Bylaw No. 932, 2014 (PDF)","url":"https://www.fortstjames.ca/sites/default/files/2024-12/932%20Building%20Bylaw%20%5BConsolidated%20Nov%202024%5D.pdf"}],"related":[{"slug":"building-permit","title":"Fort St James building permits: when you need one and how to apply","url":"https://govhandbook.com/ca/bc/fort-st-james/building-permit/"},{"slug":"zoning-lookup","title":"Fort St James zoning: find your zone and what it allows","url":"https://govhandbook.com/ca/bc/fort-st-james/zoning-lookup/"},{"slug":"building-permit-fees","title":"Fort St James building permit fees","url":"https://govhandbook.com/ca/bc/fort-st-james/building-permit-fees/"}],"nearby":[{"place":"ca/bc/vanderhoof","name":"Vanderhoof","url":"https://govhandbook.com/ca/bc/vanderhoof/secondary-suite/"},{"place":"ca/bc/fraser-lake","name":"Fraser Lake","url":"https://govhandbook.com/ca/bc/fraser-lake/secondary-suite/"},{"place":"ca/bc/burns-lake","name":"Burns Lake","url":"https://govhandbook.com/ca/bc/burns-lake/secondary-suite/"},{"place":"ca/bc/prince-george","name":"Prince George","url":"https://govhandbook.com/ca/bc/prince-george/secondary-suite/"},{"place":"ca/bc/mackenzie","name":"Mackenzie","url":"https://govhandbook.com/ca/bc/mackenzie/secondary-suite/"},{"place":"ca/bc/granisle","name":"Granisle","url":"https://govhandbook.com/ca/bc/granisle/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. A secondary suite is permitted in a single-detached dwelling, and is a listed use in the R1, R4, RR1, RR1A, RR2 and RR3 zones (not R2 or R3).","short":"Yes, in R1, R4, RR1, RR1A, RR2, RR3 (not R2, R3)","status":"stated","sources":[{"url":"https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf","title":"Zoning Bylaw No. 1101, 2025 (PDF), District of Fort St James","section":"s. 3.16 a; zone permitted uses","quotes":["A secondary suite is permitted in a single-detached dwelling.","Residential use – secondary suite.","In the R1 zone, the following uses and no other uses are permitted:"]}],"check":{"result":"matched","text_date":"2026-11-08"},"sources_differ":"The District's Secondary Dwelling Units page cites old Zoning Bylaw 738, 2001 and lists zones R1, R2, R3, RU1, RU2, RU3. Zoning Bylaw 1101, 2025 has different zones, so the bylaw is followed."},"detached_allowed":{"label":"Coach house or garden suite allowed","value":"Garden suites are permitted on lots zoned RR1, RR2 and RR3 that have a single-detached dwelling as the principal use. In R1, one detached secondary dwelling is allowed only on one named parcel (Plan PRP3304).","short":"Garden suites in RR1, RR2, RR3 only","status":"stated","sources":[{"url":"https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf","title":"Zoning Bylaw No. 1101, 2025 (PDF), District of Fort St James","section":"s. 3.7 a; s. 4.1.2 g","quotes":["A garden suite is permitted on lots zoned RR1 – Rural Residential Small Holding, RR2","– Rural Residential Medium Holding and RR3 – Rural Residential Large Holding","One detached secondary dwelling, only on the lands legally described as Parcel A"]}],"check":{"result":"matched","text_date":"2026-11-08"},"sources_differ":"The District page says garden suites are allowed in zones RU1, RU2, RU3 under Bylaw 738, 2001; the 2025 bylaw is followed."},"limits":{"label":"Limits","value":"One secondary suite per single-detached dwelling; both units are one real estate entity; no suite on a lot with a garden suite. A garden suite: one per lot, no closer to the front lot line than the house, accessory building up to 37 m² floor area.","status":"stated","sources":[{"url":"https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf","title":"Zoning Bylaw No. 1101, 2025 (PDF), District of Fort St James","section":"s. 3.16 b to d; s. 3.7 b to e","quotes":["No more than one secondary suite shall be permitted in a single-detached dwelling.","Both dwelling units constitute a single real estate entity.","A secondary suite is not permitted on the same lot as a Garden Suite.","An accessory building containing a garden suite must not exceed a gross floor area","of 37 square metres."]}],"check":{"result":"matched","text_date":"2026-11-08"}},"parking":{"label":"Parking","value":null,"status":"unknown","reason":"not_found","sources":[]},"permits":{"label":"Permits","value":"A building permit is required to build a new suite or renovate an existing one. The application needs the form, a title search made within 30 days (or the current tax assessment notice), floor plans and a cross section. Suites must also be registered with the District for utility billing.","status":"stated","sources":[{"url":"https://www.fortstjames.ca/services/development-permitting/secondary-dwelling-units","title":"Secondary Dwelling Units, District of Fort St James","section":"What to do BEFORE you build","quotes":["In order to construct a new suite or renovate an existing one, a permit is required.","A copy of a title search made within the last 30 days of the date of application, or a copy of the current tax assessment notice.","Floor plans showing the dimensions and uses of all areas;"]}],"check":{"result":"matched","text_date":"2026-11-08"}},"bylaw":{"label":"Bylaw","value":"Zoning Bylaw No. 1101, 2025 (s. 3.16 Secondary suites; s. 3.7 Garden suites) and Building Bylaw No. 932, 2014","status":"stated","sources":[{"url":"https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf","title":"Zoning Bylaw No. 1101, 2025 (PDF), District of Fort St James","section":"s. 3.16","quotes":["covered swimming pool shall not be in excess of 4 metres above average grade level. 3.16 Secondary suites a. A secondary suite is permitted in a single-detached dwelling. b. No more than one secondary suite shall be permitted in a single-detached dwelling.","ZONING BYLAW No. 1101, 2025","DIVISION 1 ADMINISTRATION ....................................................................................... 1"]},{"url":"https://www.fortstjames.ca/sites/default/files/2024-12/932%20Building%20Bylaw%20%5BConsolidated%20Nov%202024%5D.pdf","title":"Building Bylaw No. 932, 2014 (PDF, office consolidation November 13, 2024)","section":"Title page","quotes":["BUILDING BYLAW NO. 932, 2014"]}],"check":{"result":"matched","text_date":"2026-11-08"}}},"facts_summary":{"total":6,"stated":5,"matched":5,"none":0,"unknown":1},"body_markdown":"## How it works\n\n[Zoning Bylaw No. 1101](https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf) permits a secondary suite in a single-detached dwelling. It is a listed use in the R1, R4, RR1, RR1A, RR2 and RR3 zones, but not R2 or R3. Garden suites (a detached suite) are permitted on lots zoned RR1, RR2 and RR3 that have a single-detached dwelling as the principal use. In R1, one detached secondary dwelling is allowed only on one named parcel (Plan PRP3304).\n\nLimits: one secondary suite per single-detached dwelling, and both units are one real estate entity. No suite is allowed on a lot with a garden suite. A garden suite is one per lot, no closer to the front lot line than the house, in an accessory building up to 37 m² floor area.\n\n## Steps\n\n1. Check your zone with the District office (250-996-8233) and confirm a suite is allowed on your lot.\n2. Apply for a building permit to build a new suite or renovate an existing one, with the form, a title search made within 30 days (or the current tax assessment notice), floor plans and a cross section.\n3. Register the suite with the District for utility billing.\n\n## Good to know\n\n- Properties with a secondary or garden suite pay an extra 40% of the principal dwelling's utility fees, twice yearly.\n- The District's own suite page cites the old Zoning Bylaw 738 and different zones. The 2025 bylaw is followed here; confirm with the District.\n- The zoning bylaw sets no suite size limit, no owner-occupancy rule and no extra parking for a suite that we could find. Ask the District.\n- Official Community Plan development permit areas may apply to some lots.","sources":[{"url":"https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf","title":"Zoning Bylaw No. 1101, 2025 (PDF), District of Fort St James","accessed":"2026-11-08"},{"url":"https://www.fortstjames.ca/services/development-permitting/secondary-dwelling-units","title":"Secondary Dwelling Units, District of Fort St James","accessed":"2026-11-08"},{"url":"https://www.fortstjames.ca/sites/default/files/2024-12/932%20Building%20Bylaw%20%5BConsolidated%20Nov%202024%5D.pdf","title":"Building Bylaw No. 932, 2014 (PDF, office consolidation November 13, 2024)","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 5 of 6 facts was matched to the official text; 1 could not be confirmed."},"urls":{"html":"https://govhandbook.com/ca/bc/fort-st-james/secondary-suite/","markdown":"https://govhandbook.com/ca/bc/fort-st-james/secondary-suite.md","json":"https://govhandbook.com/ca/bc/fort-st-james/secondary-suite.json"}}