---
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?"
place: Fort St James, British Columbia, Canada
place_path: ca/bc/fort-st-james
category: Building, renovating and your property
owner: municipal
owner_body: District of Fort St James
sources_read: 2026-11-08
review: machine_checked
canonical: "https://govhandbook.com/ca/bc/fort-st-james/secondary-suite/"
json: "https://govhandbook.com/ca/bc/fort-st-james/secondary-suite.json"
---

# Fort St James secondary suite and carriage house rules

**Question:** Can I add a secondary suite or a carriage house in Fort St James?

**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.

**Who handles it:** Municipal (District of Fort St James, https://www.fortstjames.ca)  
**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:**
- In person: District Office, 477 Stuart Drive West, P.O. Box 640, Fort St. James, BC V0J 1P0
- Phone: District Office, 250-996-8233
- Email: District Office, district@fortstjames.ca

## Key facts

- **Secondary suite allowed:** 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). (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.)
  - Source: [Zoning Bylaw No. 1101, 2025, s. 3.16 a; zone permitted uses](https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf)
  - Official wording: "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: wording matched the official text retrieved 2026-11-08
- **Coach house or garden suite allowed:** 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). (Sources differ: The District page says garden suites are allowed in zones RU1, RU2, RU3 under Bylaw 738, 2001; the 2025 bylaw is followed.)
  - Source: [Zoning Bylaw No. 1101, 2025, s. 3.7 a; s. 4.1.2 g](https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf)
  - Official wording: "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: wording matched the official text retrieved 2026-11-08
- **Limits:** 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.
  - Source: [Zoning Bylaw No. 1101, 2025, s. 3.16 b to d; s. 3.7 b to e](https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf)
  - Official wording: "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: wording matched the official text retrieved 2026-11-08
- **Parking:** Not confirmed. Not found in the official sources that were read.
- **Permits:** 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.
  - Source: [Secondary Dwelling Units, What to do BEFORE you build](https://www.fortstjames.ca/services/development-permitting/secondary-dwelling-units)
  - Official wording: "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: wording matched the official text retrieved 2026-11-08
- **Bylaw:** Zoning Bylaw No. 1101, 2025 (s. 3.16 Secondary suites; s. 3.7 Garden suites) and Building Bylaw No. 932, 2014
  - Source: [Zoning Bylaw No. 1101, 2025, s. 3.16](https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf)
  - Official wording: "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"
  - Source: [Building Bylaw No. 932, 2014 (PDF, office consolidation November 13, 2024), Title page](https://www.fortstjames.ca/sites/default/files/2024-12/932%20Building%20Bylaw%20%5BConsolidated%20Nov%202024%5D.pdf)
  - Official wording: "BUILDING BYLAW NO. 932, 2014"
  - Check: wording matched the official text retrieved 2026-11-08

## How it works

[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).

Limits: 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.

## Steps

1. Check your zone with the District office (250-996-8233) and confirm a suite is allowed on your lot.
2. 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.
3. Register the suite with the District for utility billing.

## Good to know

- Properties with a secondary or garden suite pay an extra 40% of the principal dwelling's utility fees, twice yearly.
- 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.
- 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.
- Official Community Plan development permit areas may apply to some lots.

## What you'll need

- Building permit application form
- Title search made within 30 days, or the current tax assessment notice
- Floor plans and a cross section

## Official forms and pages

- [Secondary Dwelling Units, District of Fort St James](https://www.fortstjames.ca/services/development-permitting/secondary-dwelling-units)
- [Zoning Bylaw No. 1101, 2025 (PDF)](https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf)
- [Building Bylaw No. 932, 2014 (PDF)](https://www.fortstjames.ca/sites/default/files/2024-12/932%20Building%20Bylaw%20%5BConsolidated%20Nov%202024%5D.pdf)

## Related questions

- [Fort St James building permits: when you need one and how to apply](https://govhandbook.com/ca/bc/fort-st-james/building-permit.md)
- [Fort St James zoning: find your zone and what it allows](https://govhandbook.com/ca/bc/fort-st-james/zoning-lookup.md)
- [Fort St James building permit fees](https://govhandbook.com/ca/bc/fort-st-james/building-permit-fees.md)

## The same question elsewhere

- [Secondary suite and carriage house rules in British Columbia, by municipality](https://govhandbook.com/ca/bc/secondary-suite.md)
- [Vanderhoof](https://govhandbook.com/ca/bc/vanderhoof/secondary-suite.md)
- [Fraser Lake](https://govhandbook.com/ca/bc/fraser-lake/secondary-suite.md)
- [Burns Lake](https://govhandbook.com/ca/bc/burns-lake/secondary-suite.md)
- [Prince George](https://govhandbook.com/ca/bc/prince-george/secondary-suite.md)
- [Mackenzie](https://govhandbook.com/ca/bc/mackenzie/secondary-suite.md)
- [Granisle](https://govhandbook.com/ca/bc/granisle/secondary-suite.md)

## Sources

- [Zoning Bylaw No. 1101, 2025 (PDF), District of Fort St James](https://www.fortstjames.ca/sites/default/files/2026-03/1101%20Zoning%20Bylaw%20-%20Signed.pdf) (read 2026-11-08)
- [Secondary Dwelling Units, District of Fort St James](https://www.fortstjames.ca/services/development-permitting/secondary-dwelling-units) (read 2026-11-08)
- [Building Bylaw No. 932, 2014 (PDF, office consolidation November 13, 2024)](https://www.fortstjames.ca/sites/default/files/2024-12/932%20Building%20Bylaw%20%5BConsolidated%20Nov%202024%5D.pdf) (read 2026-11-08)

_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. Gov Handbook is an independent guide, not affiliated with District of Fort St James. How answers are checked: https://govhandbook.com/methods/ · Canonical page: https://govhandbook.com/ca/bc/fort-st-james/secondary-suite/_