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

# Fort St. John secondary suite and carriage house rules

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

**Short answer:** Fort St. John allows one secondary suite per house, and up to two detached suites (carriage houses) in the R-1, R-1A, R-2, R-4 and R-4A zones, but only in zones whose use list includes them. Check your zone first. Suites must meet the BC Building Code and need a City business licence.

**Who handles it:** Municipal (City of Fort St. John, https://www.fortstjohn.ca)  
**Cost:** Building permit fees apply (see the building-permit-fees answer). A suite needs a City business licence ($75). A $200 City inspection fee may apply.  
**Where:**
- Phone: Development Services, 250-787-8150
- In person: City Hall, 10631 100 Street, Fort St. John, BC V1J 3Z5 (Monday to Friday, 8:30 a.m. to 4:30 p.m.)

## Key facts

- **Secondary suite allowed:** Where a zone's use list includes it: A-1, R-1, R-1A, R-2, R-4, R-4A, RM-1 and RM-2 (not R-3, RM-3 or RM-4), when a single-family dwelling or duplex is the principal dwelling. One suite per principal dwelling; not subdivided or strata-titled; not inside a detached suite.
  - Source: [Zoning Bylaw No. 2470, 2019 (PDF, s. 4.20 and 4.21), s. 4.20.1](https://www.fortstjohn.ca/media/file/zoning-bylaw)
  - Official wording: "Secondary Suites are permitted in all residential zones when a single family dwelling or" … "b. no more than one Secondary Suite is permitted per principal dwelling;" … "e. Secondary Suites shall not be subdivided or strata-titled; and" … "f. Secondary suites are not permitted in detached suites."
  - Source: [Secondary and Detached Suites, Secondary and Detached Suites page](https://www.fortstjohn.ca/business-building-and-development/housing/secondary-suites)
  - Official wording: "suites are now permitted within most residential zones"
  - Check: wording matched the official text retrieved 2026-11-06
- **Coach house or garden suite allowed:** Where a zone's use list includes it (A-1, R-1, R-1A, R-2, R-4, R-4A, RM-1, RM-2), on a parcel with a principal dwelling, inside an accessory building. No more than two per parcel in R-1, R-1A, R-2, R-4 and R-4A. Must meet BC Building Code.
  - Source: [Zoning Bylaw No. 2470, 2019 (PDF, s. 4.20 and 4.21), s. 4.21.1](https://www.fortstjohn.ca/media/file/zoning-bylaw)
  - Official wording: "no more than two Detached Suites are permitted on a parcel in the R1, R-1A, R-2," … "b. Detached Suites are only permitted on parcels which contain a principal dwelling;" … "c. a Detached Suite is permitted within an Accessory Building;" … "d. the Detached Suite must meet BC Building Code requirements."
  - Check: wording matched the official text retrieved 2026-11-06
- **Limits:** Secondary suite floor area at most the lesser of 90 m² or 40% of the principal dwelling's habitable floor area. One secondary suite per dwelling. Up to two detached suites in R-1, R-1A, R-2, R-4 and R-4A. R-1 density is up to 4 dwelling units per parcel on municipal services.
  - Source: [Zoning Bylaw No. 2470, 2019 (PDF, s. 4.20 and 4.21), s. 4.20.1(c)](https://www.fortstjohn.ca/media/file/zoning-bylaw)
  - Official wording: "c. the maximum floor area of a Secondary Suite must not exceed the lesser of 90 m 2 or" … "40% of the habitable floor area of the principal dwelling unit;"
  - Source: [Zoning Bylaw No. 2470, 2019 (PDF, s. 4.20 and 4.21), R-1 Table 7](https://www.fortstjohn.ca/media/file/zoning-bylaw)
  - Official wording: "4 dwelling units on a parcel" … "connected to municipal services"
  - Check: wording matched the official text retrieved 2026-11-06
- **Parking:** 1 space per bedroom in the suite, in addition to the spaces required for the principal dwelling.
  - Source: [Zoning Bylaw No. 2470, 2019 (PDF, s. 4.20 and 4.21), s. 5.8 parking table](https://www.fortstjohn.ca/media/file/zoning-bylaw)
  - Official wording: "Secondary or Detached Suite" … "1 space per bedroom in the suite in addition to"
  - Source: [Secondary Suites brochure, Brochure](https://www.fortstjohn.ca/media/file/secondary-suites-brochure)
  - Official wording: "One parking space is provided on the parcel per"
  - Check: wording matched the official text retrieved 2026-11-06
- **Permits:** A building permit is needed to build or change a building's use (Building Bylaw s. 17), and the suite must meet the BC Building Code. A secondary suite also needs a City business licence ($75). A development permit is needed only in a designated Development Permit Area. A City inspection fee of $200 may apply.
  - Source: [Building Bylaw No. 2589, 2024, s. 17](https://www.fortstjohn.ca/media/file/building-bylaw)
  - Official wording: "change the use or occupancy of any building or structure or plumbing system, including excavation or other work related to construction unless:"
  - Source: [Business Licence Bylaw No. 2563, 2021, s. 7.8](https://www.fortstjohn.ca/media/file/business-licence-bylaw)
  - Official wording: "Secondary Suites shall be permitted in accordance with the Zoning Bylaw and all" … "homeowners with Secondary Suites must comply with the regulations in the Zoning" … "Secondary Suite $75.00"
  - Source: [Development Applications, Development Permits](https://www.fortstjohn.ca/business-building-and-development/development/development-applications)
  - Official wording: "You need to apply for a Development Permit if:" … "You are located in a designated Development Permit Area."
  - Source: [Secondary Suites brochure, Brochure](https://www.fortstjohn.ca/media/file/secondary-suites-brochure)
  - Official wording: "who will verify the suite meets BC Building Code" … "($200 fee may apply)"
  - Check: wording matched the official text retrieved 2026-11-06
- **Bylaw:** Zoning Bylaw No. 2470, 2019 (s. 4.20 and 4.21); Business Licence Bylaw No. 2563, 2021 (s. 7.8); Building Bylaw No. 2589, 2024
  - Source: [Zoning Bylaw No. 2470, 2019 (PDF, s. 4.20 and 4.21)](https://www.fortstjohn.ca/media/file/zoning-bylaw)
  - Official wording: "c. must not exceed 40% of the principal buildings floor area or 90 m2, whichever is less. This 4.20 Secondary Suites section" … "City of Fort St. John - Zoning Bylaw" … "Zoning Bylaw No. 2470, 2019 (Consolidated Version) This consolidated Version includes the following"
  - Source: [Business Licence Bylaw No. 2563, 2021, cover](https://www.fortstjohn.ca/media/file/business-licence-bylaw)
  - Official wording: "BYLAW NO. 2563, 2021"
  - Check: wording matched the official text retrieved 2026-11-06

## How it works

Under [Zoning Bylaw 2470, 2019](https://www.fortstjohn.ca/media/file/zoning-bylaw) (s. 4.20 and 4.21), a secondary suite is allowed where a zone's use list includes it: A-1, R-1, R-1A, R-2, R-4, R-4A, RM-1 and RM-2, when a single-family dwelling or duplex is the principal dwelling. It is not allowed in R-3, RM-3 or RM-4. A detached suite goes inside an accessory building on a parcel with a principal dwelling, in the same zones.

## Steps

1. Contact Development Services to confirm your zone and what is allowed.
2. A building permit is needed to build or change a building's use, and the suite must meet the BC Building Code. Apply with plans showing the suite.
3. Provide parking: one space per bedroom in the suite, in addition to the spaces for the main dwelling.
4. Get a City business licence for the suite ($75) and book inspections through Planning and Engineering (250-787-8150).

## Good to know

- Limits: a secondary suite is at most the lesser of 90 m² or 40% of the principal dwelling's habitable floor area. There is one per principal dwelling. It cannot be subdivided or strata-titled or sit inside a detached suite.
- Up to two detached suites are allowed per parcel in R-1, R-1A, R-2, R-4 and R-4A. R-1 allows up to 4 dwelling units per parcel on municipal services.
- A development permit is needed only in a designated Development Permit Area.
- The Fees and Charges Bylaw lists a $200 suite inspection fee and a $400 charge on title.
- The City's page says "most residential zones" while the bylaw lists the zones above. Check the zone list for your parcel.
- The Zoning Bylaw does not state an owner-occupancy requirement. The City's brochure says there are no boarders or bed and breakfast being operated.

## Official forms and pages

- [Secondary and Detached Suites page](https://www.fortstjohn.ca/business-building-and-development/housing/secondary-suites)
- [Secondary Suites Brochure (PDF)](https://www.fortstjohn.ca/media/file/secondary-suites-brochure)
- [Enforcement of Illegal Suites](https://www.fortstjohn.ca/business-building-and-development/housing/secondary-suites/enforcement-illegal-suites)
- [Zoning Bylaw 2470, 2019 (PDF)](https://www.fortstjohn.ca/media/file/zoning-bylaw)

## Related questions

- [Fort St. John building permits: when you need one and how to apply](https://govhandbook.com/ca/bc/fort-st-john/building-permit.md)
- [Fort St. John zoning: find your zone and what it allows](https://govhandbook.com/ca/bc/fort-st-john/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)
- [Taylor](https://govhandbook.com/ca/bc/taylor/secondary-suite.md)
- [Dawson Creek](https://govhandbook.com/ca/bc/dawson-creek/secondary-suite.md)
- [Pouce Coupe](https://govhandbook.com/ca/bc/pouce-coupe/secondary-suite.md)
- [Hudson's Hope](https://govhandbook.com/ca/bc/hudsons-hope/secondary-suite.md)
- [Chetwynd](https://govhandbook.com/ca/bc/chetwynd/secondary-suite.md)
- [Tumbler Ridge](https://govhandbook.com/ca/bc/tumbler-ridge/secondary-suite.md)

## Sources

- [Secondary and Detached Suites, City of Fort St. John](https://www.fortstjohn.ca/business-building-and-development/housing/secondary-suites) (read 2026-11-05)
- [Zoning Bylaw No. 2470, 2019 (PDF, s. 4.20 and 4.21)](https://www.fortstjohn.ca/media/file/zoning-bylaw) (read 2026-11-05)
- [Secondary Suites brochure (PDF), City of Fort St. John](https://www.fortstjohn.ca/media/file/secondary-suites-brochure) (read 2026-11-05)
- [Business Licence Bylaw No. 2563, 2021 (PDF)](https://www.fortstjohn.ca/media/file/business-licence-bylaw) (read 2026-11-05)
- [Building Bylaw No. 2589, 2024 (PDF)](https://www.fortstjohn.ca/media/file/building-bylaw) (read 2026-11-05)
- [Development Applications, City of Fort St. John](https://www.fortstjohn.ca/business-building-and-development/development/development-applications) (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 Fort St. John. How answers are checked: https://govhandbook.com/methods/ · Canonical page: https://govhandbook.com/ca/bc/fort-st-john/secondary-suite/_