{"title":"Mission secondary suite and carriage house rules","question":"Can I add a secondary suite or a carriage house?","slug":"secondary-suite","place":{"path":"ca/bc/mission","name":"Mission","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":"City of Mission","url":"https://www.mission.ca"},"short_answer":"Yes. In the City of Mission a secondary suite is allowed in most house zones, with its own entrance, and a new one needs a building permit; the registration window closed May 16, 2024. Coach houses and garden cottages are allowed in listed zones. Suites are not permitted in townhouses or rowhomes.","aliases":["secondary suite mission bc","basement suite legal mission","coach house mission","garden cottage mission","register secondary suite mission","legalize suite mission"],"cost":"Annual secondary suite fee of $63 on the property tax notice, plus utility charges based on two dwelling units. An inspection to set upgrade requirements for a suite is $350 (Building Bylaw, Schedule A). Building permit fees are in the building-permit-fees answer.","how_long":null,"where":[{"type":"email","label":"Suites","value":"suites@mission.ca","note":"Also 604-820-3718"},{"type":"phone","label":"Inspection Services","value":"604-820-3726"},{"type":"email","label":"Inspection Services","value":"iservices@mission.ca"},{"type":"phone","label":"Development Planning (coach houses, zoning)","value":"604-820-3748"},{"type":"email","label":"Planning","value":"planning@mission.ca"}],"documents":[],"forms":[{"title":"Secondary Suites Program","url":"https://www.mission.ca/business-building/building-development/land-development/secondary-suites-program"},{"title":"Secondary Suite submission checklist","url":"https://www.mission.ca/planning-building-business/checklists"},{"title":"Small-Scale Multi-Unit Housing (SSMUH)","url":"https://www.mission.ca/planning/small-scale-multi-unit-housing-ssmuh"}],"related":[{"slug":"building-permit","title":"Mission building permits: when you need one and how to apply","url":"https://govhandbook.com/ca/bc/mission/building-permit/"},{"slug":"building-permit-fees","title":"Mission building permit fees","url":"https://govhandbook.com/ca/bc/mission/building-permit-fees/"},{"slug":"zoning-lookup","title":"Mission zoning: find your zone and what it allows","url":"https://govhandbook.com/ca/bc/mission/zoning-lookup/"}],"nearby":[{"place":"ca/bc/abbotsford","name":"Abbotsford","url":"https://govhandbook.com/ca/bc/abbotsford/secondary-suite/"},{"place":"ca/bc/langley-township","name":"Township of Langley","url":"https://govhandbook.com/ca/bc/langley-township/secondary-suite/"},{"place":"ca/bc/maple-ridge","name":"Maple Ridge","url":"https://govhandbook.com/ca/bc/maple-ridge/secondary-suite/"},{"place":"ca/bc/langley","name":"Langley City","url":"https://govhandbook.com/ca/bc/langley/secondary-suite/"},{"place":"ca/bc/pitt-meadows","name":"Pitt Meadows","url":"https://govhandbook.com/ca/bc/pitt-meadows/secondary-suite/"},{"place":"ca/bc/chilliwack","name":"Chilliwack","url":"https://govhandbook.com/ca/bc/chilliwack/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 (a self-contained unit inside the principal dwelling) is allowed in all A, R, RU, RR, S and UC zones and some CD zones, MD465 and SN1A. It needs its own entrance and cannot be reached only through the main home. The City says suites are not permitted in townhouses or rowhomes.","short":"Yes, in all A, R, RU, RR, S and UC zones","status":"stated","sources":[{"url":"https://www.mission.ca/media/file/5949-2020-zoning-bylaw-completepdf","title":"Zoning Bylaw 5949-2020 (PDF), s. 102, 106 and 109","section":"s. 106 (use table); s. 106 H.1","quotes":["Secondary Suite All A zones, CD7, CD9, CD14, CD17, CD20, CD27, CD31,","Shall have a separate entrance from the Principal Use of a Dwelling Unit on a Lot."]},{"url":"https://www.mission.ca/media/file/5949-2020-zoning-bylaw-completepdf","title":"Zoning Bylaw 5949-2020 (PDF), s. 102, 106 and 109","section":"s. 102 (definition)","quotes":["means a self-contained Dwelling Unit that is Accessory to, and within, a principal Dwelling Unit,"]},{"url":"https://www.mission.ca/business-building/building-development/land-development/secondary-suites-program","title":"Secondary Suites Program, City of Mission","section":"Secondary Suites Program page","quotes":["Suites are not permitted in townhouses or rowhomes."]}],"check":{"result":"matched","text_date":"2026-11-06"}},"detached_allowed":{"label":"Coach house or garden suite allowed","value":"Yes, in listed zones. A coach house (above or below a detached garage) or a garden cottage (one storey) is allowed only in zones listed in s. 106, such as RU80s, RU36s, RU16s, RR7s, R930, R669s, R558s, R465s, S10s, S20s, UC372s and UC465s. One detached unit per lot, to the rear of the house inside the Urban Growth Boundary, 5 to 25 m from it.","short":"Yes, in zones listed in s. 106; one per lot","status":"stated","sources":[{"url":"https://www.mission.ca/media/file/5949-2020-zoning-bylaw-completepdf","title":"Zoning Bylaw 5949-2020 (PDF), s. 102, 106 and 109","section":"s. 106 (use table)","quotes":["Coach House CD21, CD27, CD31, CD38, CD39, DT3, MB558, MD465,","RU80s, RU36s, RU16s, RR7s, R930 R669s, R558s,"]},{"url":"https://www.mission.ca/media/file/5949-2020-zoning-bylaw-completepdf","title":"Zoning Bylaw 5949-2020 (PDF), s. 102, 106 and 109","section":"s. 106 I.1","quotes":["Only one Secondary Detached Unit shall be permitted on a Lot.","a Coach House or Garden Cottage shall be","a minimum of 5.0 m (16.4 ft), and a maximum"]},{"url":"https://www.mission.ca/media/file/5949-2020-zoning-bylaw-completepdf","title":"Zoning Bylaw 5949-2020 (PDF), s. 102, 106 and 109","section":"s. 102 (definitions)","quotes":["is limited to one Storey, which may not include a Basement, and excludes Coach House"]}],"check":{"result":"matched","text_date":"2026-11-06"}},"limits":{"label":"Limits","value":"A detached unit's floor space is the lesser of 50% of the principal use or a cap by OCP designation: 75 m² (95 suburban residential, 110 rural, 90 agricultural). One secondary suite per real estate entity; in the SN1A zone no suite on a lot with a coach house. Fully serviced lots under 280 m²: 3 dwelling units; larger: 4. No owner-occupancy rule found.","status":"stated","sources":[{"url":"https://www.mission.ca/media/file/5949-2020-zoning-bylaw-completepdf","title":"Zoning Bylaw 5949-2020 (PDF), s. 102, 106 and 109","section":"s. 106 I.1(i), Table 106.1","quotes":["All other designations where the zone 50% 75.0 sq m","One Secondary Suite per real estate entity, subject to Section 901 C","A Secondary Suite is not permitted on Lots with a Coach House."]},{"url":"https://www.mission.ca/planning/small-scale-multi-unit-housing-ssmuh","title":"Small-Scale Multi-Unit Housing (SSMUH), City of Mission","section":"Number of Dwellings Permitted Per Lot","quotes":["For fully serviced lots smaller than 280 m², you may be able to build a maximum of 3 units.","For fully serviced lots larger than 280 m², you may be able to build a maximum of 4 units."]},{"url":"https://www.mission.ca/media/file/5949-2020-zoning-bylaw-completepdf","title":"Zoning Bylaw 5949-2020 (PDF), s. 102, 106 and 109","section":"zone sections, e.g. s. 701 C.2","quotes":["Lots that do not have municipal water and sanitary sewer are permitted two Dwelling Units in the"]}],"check":{"result":"matched","text_date":"2026-11-06"}},"parking":{"label":"Parking","value":"Zoning Bylaw: 1 space for a secondary suite or a secondary detached unit, placed so it does not block access to the main home's parking. The City's small-scale multi-unit housing page lists a single family home as 2 spaces, or 3 with a secondary suite.","short":"1 space per suite (City page says 3 with a suite)","status":"stated","sources":[{"url":"https://www.mission.ca/media/file/5949-2020-zoning-bylaw-completepdf","title":"Zoning Bylaw 5949-2020 (PDF), s. 102, 106 and 109","section":"s. 109 E (residential parking table)","quotes":["Secondary Suite 1.0 space - must not impede access to the parking for","Secondary Detached Unit 1.0 space - must not impede access to the parking for"]},{"url":"https://www.mission.ca/planning/small-scale-multi-unit-housing-ssmuh","title":"Small-Scale Multi-Unit Housing (SSMUH), City of Mission","section":"Off-street Parking Requirements","quotes":["2 parking spaces or 3 with a secondary suite"]}],"check":{"result":"matched","text_date":"2026-11-06"}},"permits":{"label":"Permits","value":"A building permit is required to install a secondary suite. Under the small-scale multi-unit housing rules an Infill Development Permit (form and character) may also be needed, plus geotechnical, floodplain or environment permits where they apply. The suite registration period closed May 16, 2024.","status":"stated","sources":[{"url":"https://www.mission.ca/building-permits","title":"Building Permits, City of Mission","section":"Building Permits page","quotes":["Installing a Secondary Suite"]},{"url":"https://www.mission.ca/planning/small-scale-multi-unit-housing-ssmuh","title":"Small-Scale Multi-Unit Housing (SSMUH), City of Mission","section":"Building & Development Permits; DPAs","quotes":["You will need a building permit for your SSMUH development.","The City may require Infill Development Permit for the form and character of the proposed building"]},{"url":"https://www.mission.ca/business-building/building-development/land-development/secondary-suites-program","title":"Secondary Suites Program, City of Mission","section":"Secondary Suites Program page","quotes":["if you wish to add a secondary suite to your home, you will need to go through the building permit process.","closed on May 16, 2024"]}],"check":{"result":"matched","text_date":"2026-11-06"}},"bylaw":{"label":"Bylaw","value":"Zoning Bylaw 5949-2020 (s. 106 H and I, s. 109); Building Bylaw 3590-2003","status":"stated","sources":[{"url":"https://www.mission.ca/media/file/5949-2020-zoning-bylaw-completepdf","title":"Zoning Bylaw 5949-2020 (PDF), s. 102, 106 and 109","section":"s. 106 H","quotes":["F. Use Categories.....................................................................................................56 G. Temporary Use Permits ........................................................................................62 H. Secondary Suites ..................................................................................................63 I. Secondary Detached Units ...................................................................................63 J. Shipping Containers..............................................................................................64","THE FOLLOWING DOCUMENT HAS BEEN REPRODUCED FOR CONVENIENCE ONLY and is a consolidation of \"Zoning Bylaw 5949-2020\" with the following amending bylaws: Date"]},{"url":"https://www.mission.ca/media/file/building-bylaw-3590-2003pdf-1","title":"Building Bylaw 3590-2003 (PDF, consolidated), Schedule A","section":"title","quotes":["BUILDING BYLAW 3590-2003 This document is a consolidation of \"District of Mission Building Bylaw 3590-2003\" with the","\"Shipping Container\" shall have the same definition set out in the District of Mission Zoning Bylaw 5949-2020, as amended. \"Stop Work\" means a notice issued by the Building Official to immediately suspend"]}],"check":{"result":"matched","text_date":"2026-11-06"}}},"facts_summary":{"total":6,"stated":6,"matched":6,"none":0,"unknown":0},"body_markdown":"## How it works\n\nA secondary suite is a self-contained unit inside the main home, with its own entrance (it cannot be reached only through the main home). Under the City of Mission's [Zoning Bylaw 5949-2020](https://www.mission.ca/media/file/5949-2020-zoning-bylaw-completepdf) it is allowed in all A, R, RU, RR, S and UC zones and some CD zones, MD465 and SN1A. Some zones add limits, so check yours on WebMap.\n\nA coach house (above or below a detached garage) or garden cottage (one storey) is allowed only in zones listed in s. 106, such as RU80s, RU36s, RU16s, RR7s, R930, R669s, R558s, R465s, S10s, S20s, UC372s and UC465s.\n\n## Steps\n\n1. Confirm your zoning and whether the lot is fully serviced using WebMap, or ask Development Planning.\n2. Check parking (see below).\n3. Ask Planning whether an Infill Development Permit applies, plus geotechnical, floodplain or environment permits where relevant.\n4. Use the Secondary Suite checklist and apply for a building permit. A $350 inspection can first set the upgrade requirements for an existing unauthorized suite.\n5. Book inspections as work proceeds.\n\n## Good to know\n\n- Detached units: one per lot, to the rear of the house inside the Urban Growth Boundary, 5 to 25 m from it, with independent vehicle access. Floor space is the lesser of 50% of the principal use or a cap of 75 m² (95 suburban residential, 110 rural, 90 agricultural).\n- Number of units: fully serviced lots under 280 m² may have 3 dwelling units, larger lots 4. Lots without municipal water and sewer: two (a house and a suite). One secondary suite per real estate entity.\n- Parking: the Zoning Bylaw requires 1 space for a suite or detached unit, placed so it does not block the main home's parking. The City's SSMUH page lists 2 spaces for a single family home, or 3 with a secondary suite.\n- No suite size limit or owner-occupancy rule was found in the Zoning Bylaw.\n- If the City learns of an unregistered suite, Bylaws investigates and may require a decommission permit. To remove a suite, use the City's decommission form.\n- Owner-occupied suites, or suites used by a parent or child, can apply each year for an exemption from the extra utility charges.\n- Existing covenants on title still apply.","sources":[{"url":"https://www.mission.ca/business-building/building-development/land-development/secondary-suites-program","title":"Secondary Suites Program, City of Mission","accessed":"2026-11-05"},{"url":"https://www.mission.ca/planning/small-scale-multi-unit-housing-ssmuh","title":"Small-Scale Multi-Unit Housing (SSMUH), City of Mission","accessed":"2026-11-05"},{"url":"https://www.mission.ca/building-permits","title":"Building Permits, City of Mission","accessed":"2026-11-05"},{"url":"https://www.mission.ca/planning-building-business/checklists","title":"Building Permit Checklists, City of Mission","accessed":"2026-11-05"},{"url":"https://www.mission.ca/media/file/5949-2020-zoning-bylaw-completepdf","title":"Zoning Bylaw 5949-2020 (PDF), s. 102, 106 and 109","accessed":"2026-11-05"},{"url":"https://www.mission.ca/media/file/building-bylaw-3590-2003pdf-1","title":"Building Bylaw 3590-2003 (PDF, consolidated), Schedule A","accessed":"2026-11-05"}],"sources_read":"2026-11-05","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/mission/secondary-suite/","markdown":"https://govhandbook.com/ca/bc/mission/secondary-suite.md","json":"https://govhandbook.com/ca/bc/mission/secondary-suite.json"}}