--- title: Lions Bay secondary suite and carriage house rules question: "Can I add a secondary suite or a carriage house in Lions Bay?" place: Lions Bay, British Columbia, Canada place_path: ca/bc/lions-bay category: Building, renovating and your property owner: municipal owner_body: Village of Lions Bay sources_read: 2026-11-08 review: machine_checked canonical: "https://govhandbook.com/ca/bc/lions-bay/secondary-suite/" json: "https://govhandbook.com/ca/bc/lions-bay/secondary-suite.json" --- # Lions Bay secondary suite and carriage house rules **Question:** Can I add a secondary suite or a carriage house in Lions Bay? **Short answer:** In Lions Bay a secondary suite is allowed in a single detached house in the RS-1 zone, up to 90 m² or 40 percent of the house, whichever is less. It needs a building permit and inspection. A detached "cottage" is allowed only on parcels of at least 1,000 m² with a covenant and amenities. **Who handles it:** Municipal (Village of Lions Bay, https://www.lionsbay.ca) **Cost:** Building permit fees apply (see building-permit-fees). Suite inspection: the first plus one additional are free, then $80 an hour. A utility surcharge applies. **How long:** The Village does not state a processing time. **Where:** - Phone: Building Services, 604-921-9333 ext. 1009 - Email: Building Services, building@lionsbay.ca ## Key facts - **Secondary suite allowed:** Yes, in the RS-1 (single detached residential) zone, as residential use in a dwelling with a secondary suite. The Village says suites are permitted in all neighbourhoods. A suite may be up to 90 m² or 40 percent of the house's floor area, whichever is less. Not for short-term rental. - Source: [Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650), s. 7.1.1(b), 7.9.2](https://www.lionsbay.ca/sites/2/files/2026-07/Bylaw%20520%20-%20Zoning%20and%20Development%20Certified%20%20%28Consolidation%20BL650%29.pdf) - Official wording: "residential use in a dwelling with secondary suite;" … "A secondary suite shall not exceed a gross floor area of 90 m2 or 40 percent of the" - Source: [Secondary Suites, intro](https://www.lionsbay.ca/services/building-services/secondary-suites) - Official wording: "They are permitted in all neighbourhoods of Lions Bay through Zoning and Development Bylaw No. 520, 2017" - Check: wording matched the official text retrieved 2026-11-08 - **Coach house or garden suite allowed:** A 'cottage' is allowed in the RS-1 zone on parcels of at least 1,000 m², but only where a covenant and amenities under the Community Amenity Contribution Policy are provided. It may not exceed a floor area ratio of 0.35 or 115 m², whichever is less, or a height of 9.0 m (sloping roof) or 7.5 m (flat roof). - Source: [Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650), s. 7.3.2, 7.9.3](https://www.lionsbay.ca/sites/2/files/2026-07/Bylaw%20520%20-%20Zoning%20and%20Development%20Certified%20%20%28Consolidation%20BL650%29.pdf) - Official wording: "to accommodate a cottage on parcels having a minimum area of 1,000 m2, where a covenant and amenities" … "A cottage shall not exceed the floor area ratio in section 7.4.2 or 115m2, whichever is less" - Check: wording matched the official text retrieved 2026-11-08 - **Limits:** No more than one secondary suite or one cottage per parcel, not both. Suite: 90 m² or 40 percent of the house, whichever is less. An accessory building may not be a dwelling or have a kitchen. Unless unoccupied, or occupied by the owner's immediate family or a volunteer firefighter, a 40 percent utility surcharge applies. - Source: [Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650), s. 7.9.1, 4.5.5, 4.5.6](https://www.lionsbay.ca/sites/2/files/2026-07/Bylaw%20520%20-%20Zoning%20and%20Development%20Certified%20%20%28Consolidation%20BL650%29.pdf) - Official wording: "No more than one secondary suite or one cottage, but not both, shall be located on a" … "An accessory building or structure shall not be used as a dwelling unit." … "No accessory building or structure shall include kitchen facilities." - Source: [Secondary Suite Surcharge Bylaw No. 513 (Consolidation 654), s. 5, 6](https://www.lionsbay.ca/sites/2/files/2025-10/Bylaw%20513%20-%20Secondary%20Suite%20Surcharge%20Bylaw%20%28Consolidation%20654%29.pdf) - Official wording: "If a property contains a secondary suite, regardless of whether or not it has" … "The rate of the secondary suite surcharge shall be 40% of the property’s utility billing for garbage" - Check: wording matched the official text retrieved 2026-11-08 - **Parking:** 3 off-street spaces for a single detached dwelling with a secondary suite (2 without). A cottage needs 2. - Source: [Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650), s. 4.13, Table 1](https://www.lionsbay.ca/sites/2/files/2026-07/Bylaw%20520%20-%20Zoning%20and%20Development%20Certified%20%20%28Consolidation%20BL650%29.pdf) - Official wording: "2 for each Single Detached Dwelling" … "without a Secondary Suite and 3 for each" … "Cottage 2 per cottage" - Check: wording matched the official text retrieved 2026-11-08 - **Permits:** The Village's page lists 'Finishing a basement, e.g. adding a Secondary Suite' as needing a building permit. All secondary suites, new or existing, must be inspected and approved, and owners must declare suites each year with their utility notice. - Source: [Building Permits, examples](https://www.lionsbay.ca/services/building-services/building-permits) - Official wording: "Finishing a basement, e.g. adding a Secondary Suite" - Source: [Secondary Suites, Inspections](https://www.lionsbay.ca/services/building-services/secondary-suites) - Official wording: "All Secondary Suites, whether new or existing, and whether occupied by a family member or a non-family member, must be inspected and approved." - Source: [Secondary Suite Surcharge Bylaw No. 513 (Consolidation 654), s. 7](https://www.lionsbay.ca/sites/2/files/2025-10/Bylaw%20513%20-%20Secondary%20Suite%20Surcharge%20Bylaw%20%28Consolidation%20654%29.pdf) - Official wording: "all property owners must certify:" - Check: wording matched the official text retrieved 2026-11-08 - **Bylaw:** Zoning and Development Bylaw No. 520, 2017 (s. 7.1, 7.9, Table 1); Building Bylaw No. 649, 2026; Secondary Suite Surcharge Bylaw No. 513, 2017. - Source: [Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650), s. 1.1](https://www.lionsbay.ca/sites/2/files/2026-07/Bylaw%20520%20-%20Zoning%20and%20Development%20Certified%20%20%28Consolidation%20BL650%29.pdf) - Official wording: "This bylaw may be cited for all purposes as “Zoning and Development Bylaw No.520, 2017"." - Source: [Secondary Suite Surcharge Bylaw No. 513 (Consolidation 654), s. 1](https://www.lionsbay.ca/sites/2/files/2025-10/Bylaw%20513%20-%20Secondary%20Suite%20Surcharge%20Bylaw%20%28Consolidation%20654%29.pdf) - Official wording: "This bylaw may be cited for all purposes as "Secondary Suite Surcharge Bylaw No. 513," … "2017"." - Check: wording matched the official text retrieved 2026-11-08 ## How it works The Village of Lions Bay allows a secondary suite (a dwelling unit completely contained within a single detached house) in the RS-1 zone, and says suites are permitted in all neighbourhoods, under its [Zoning and Development Bylaw No. 520, 2017](https://www.lionsbay.ca/sites/2/files/2026-07/Bylaw%20520%20-%20Zoning%20and%20Development%20Certified%20%20%28Consolidation%20BL650%29.pdf). A suite may be up to 90 m² or 40 percent of the house's floor area, whichever is less. You may have one secondary suite or one cottage per parcel, not both. A detached "cottage" is allowed in RS-1 on parcels of at least 1,000 m², but only where a covenant and amenities under the Community Amenity Contribution Policy are provided. It may not exceed a floor area ratio of 0.35 or 115 m², whichever is less, or a height of 9.0 m (sloping roof) or 7.5 m (flat roof). Garden suites and coach houses are not named in the bylaw. ## Steps 1. Ask Building Services what your project needs. 2. Apply for a building permit; the Village lists finishing a basement, for example adding a secondary suite, as needing one. 3. Have the suite inspected and approved. All suites, new or existing, must be. 4. Declare the suite each year with your utility notice. ## Good to know - Parking: 3 off-street spaces for a house with a suite (2 without); a cottage needs 2. The Village says tandem parking can meet the requirement. - A suite cannot be rented short term. - An accessory building may not be a dwelling or have a kitchen. - A 40 percent utility surcharge applies, unless the suite is unoccupied or occupied by the owner's immediate family or a volunteer firefighter. Failing to report a suite or making a false report can bring a court fine of $2,000 to $10,000 ([Bylaw 513](https://www.lionsbay.ca/sites/2/files/2025-10/Bylaw%20513%20-%20Secondary%20Suite%20Surcharge%20Bylaw%20%28Consolidation%20654%29.pdf)). - The Village's Secondary Suites page still refers to Building Bylaw No. 234, which Building Bylaw No. 649 replaced. Confirm current requirements with Building Services. ## Official forms and pages - [Secondary Suites, Village of Lions Bay](https://www.lionsbay.ca/services/building-services/secondary-suites) - [Zoning and Development Bylaw No. 520, 2017 (PDF)](https://www.lionsbay.ca/sites/2/files/2026-07/Bylaw%20520%20-%20Zoning%20and%20Development%20Certified%20%20%28Consolidation%20BL650%29.pdf) - [Secondary Suite Surcharge Bylaw No. 513 (PDF)](https://www.lionsbay.ca/sites/2/files/2025-10/Bylaw%20513%20-%20Secondary%20Suite%20Surcharge%20Bylaw%20%28Consolidation%20654%29.pdf) ## Related questions - [Lions Bay building permits: when you need one and how to apply](https://govhandbook.com/ca/bc/lions-bay/building-permit.md) - [Lions Bay building permit fees](https://govhandbook.com/ca/bc/lions-bay/building-permit-fees.md) - [Lions Bay short-term rental rules (Airbnb, Vrbo)](https://govhandbook.com/ca/bc/lions-bay/short-term-rental.md) - [Lions Bay zoning: find your zone and what it allows](https://govhandbook.com/ca/bc/lions-bay/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) - [West Vancouver](https://govhandbook.com/ca/bc/west-vancouver/secondary-suite.md) - [Bowen Island](https://govhandbook.com/ca/bc/bowen-island/secondary-suite.md) - [District of North Vancouver](https://govhandbook.com/ca/bc/north-vancouver-district/secondary-suite.md) - [North Vancouver](https://govhandbook.com/ca/bc/north-vancouver/secondary-suite.md) - [Gibsons](https://govhandbook.com/ca/bc/gibsons/secondary-suite.md) - [Squamish](https://govhandbook.com/ca/bc/squamish/secondary-suite.md) ## Sources - [Secondary Suites, Village of Lions Bay](https://www.lionsbay.ca/services/building-services/secondary-suites) (read 2026-11-08) - [Zoning and Development Bylaw No. 520, 2017 (Consolidation BL650) (PDF), Village of Lions Bay](https://www.lionsbay.ca/sites/2/files/2026-07/Bylaw%20520%20-%20Zoning%20and%20Development%20Certified%20%20%28Consolidation%20BL650%29.pdf) (read 2026-11-08) - [Secondary Suite Surcharge Bylaw No. 513 (Consolidation 654) (PDF), Village of Lions Bay](https://www.lionsbay.ca/sites/2/files/2025-10/Bylaw%20513%20-%20Secondary%20Suite%20Surcharge%20Bylaw%20%28Consolidation%20654%29.pdf) (read 2026-11-08) - [Building Permits, Village of Lions Bay](https://www.lionsbay.ca/services/building-services/building-permits) (read 2026-11-08) - [Fees Bylaw No. 497, 2016 (Consolidation BL665) (PDF), Village of Lions Bay](https://www.lionsbay.ca/sites/2/files/2026-06/Bylaw%20497%20-%20Fees%20%28Consolidation%20BL665%29.pdf) (read 2026-11-08) _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 Village of Lions Bay. How answers are checked: https://govhandbook.com/methods/ · Canonical page: https://govhandbook.com/ca/bc/lions-bay/secondary-suite/_