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American Craftsman house with detached secondary suite

A secondary suite (also known as an accessory dwelling unit (ADU), in-law apartment, granny flat, granny annex or garden suite[1]) is a self-contained apartment, cottage, or small residential unit that is located on a property that has a separate main, single-family home, duplex, or other residential unit. In some cases, the ADU or in-law is attached to the principal dwelling or is an entirely separate unit, located above a garage, across a carport, or in the backyard on the same property.[2] Reasons for wanting to add a secondary suite to a property may be to receive additional income, provide social and personal support to a family member, or obtain greater security.[2]

Description

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Background

[edit]

Naming conventions vary by time-period and location but secondary suites can also be referred to as an accessory dwelling unit (ADU), mother-in-law suite, granny flat, coach house, laneway house, Ohana dwelling unit, granny annex, granny suite, in-law suite, and accessory apartment.[3][4] The prevalence of secondary suites is also dependent on time and location with varying rates depending on the country, state, or city.[5] Furthermore, regulations on secondary suites can vary widely in different jurisdictions with some allowing them with limited regulation while others ban them entirely through zoning, limit who may live in the units (for example, family members only), or regulate if units can be rented.[5][6][7][8]

Spatial relationship to main residence

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Example of types of secondary suites

A secondary suite is considered "secondary" or "accessory" to the primary residence on the parcel. It normally has its own entrance, kitchen, bathroom and living area. There are three main types of accessory units: interior, interior with modification, and detached. Examples include:

  • A suite above a rear detached garage (a "garage apartment, garage suite, coachhouse, or Fonzie flat"),
  • A suite above the main floor of a single-detached dwelling, (an "up-and-down duplex")
  • A suite below the main floor of a single-detached dwelling (a "basement suite").
  • A suite attached to a single-detached dwelling at grade (similar to a "duplex", but that word implies two distinct legal parcel of land with houses that simply share a wall)
  • A suite detached from the principal dwelling (a "garden suite" or "guesthouse" (called a "laneway house" if it faces the back lane)).
  • A granny flat, granny annex, mother-in-law cottage and the like are generic familial names for an ADU.

Benefits and drawbacks

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Benefits

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  • Higher density residential areas have many advantages. They require less resources for transport, heating and cooling, infrastructure and maintenance. They allow for closer-knit communities by facilitating interaction between neighbors, especially children and teenagers.
  • Creating affordable housing options as secondary suites are typically small, easy to construct, and require no land acquisition.[6][5][9][10]
  • Enabling seniors to "age-in-place" by creating small and affordable units where seniors can downsize in their own neighborhood.[11][5] Some of the recent popularity of secondary suites in the United States can be attributed to the activities of the American Association of Retired Persons (AARP) and other organizations that support seniors.[5]
  • Supporting diverse and multi-generational households as seniors, young-adults, or other relatives can live on the same property as their families while maintaining independence and privacy.[11][5][6][12][13] For seniors, this arrangement can improve social life, allow to easily provide care, and possibly live in more walkable neighborhoods when they can no longer drive.[14][15][16]
  • Facilitating homeownership by providing a reliable extra income that can support mortgage payments and home maintenance.[6][17][5]
  • Creating sustainable and energy-efficient housing as smaller and/or attached units require fewer resources.[18][11]
  • ADUs can be integrated into the scale and character of single-family neighborhoods while also promoting workforce housing in these neighborhoods.[11][19]
  • Municipal budgets may benefit from new taxable housing that does not require new infrastructure or significant utility upgrades.[6]

Drawbacks

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Linked properties cannot easily be sold separately. In case of shared ownership each party may require permission from the other party to make changes to the building.

By country

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Australia

[edit]

In Australia, the term 'granny flat' is often used for a secondary dwelling on a property. The land is not subdivided with construction requiring approval from the council or relevant authority. The approval processes vary between States and Territories, and between councils. This is different from a dual occupancy, where two primary dwellings are developed on one allotment of land, being either attached, semi-detached or detached.[20] In 2018, New South Wales led the construction of new granny flats while Victoria had the fewest number of new granny flats constructed.[21][22] In 2019, the federal government launched a study concerning prefabricated buildings and smaller homes citing affordable housing, extra space for family members, and support for the construction industry as reasons for the study.[23] The government set aside $2 million for the initial study and then plans to set up an innovation lab to help manufacturers design prefabricated buildings.[23]

Canada

[edit]
Further information: Secondary suites in Canada
Laneway house in Vancouver

Secondary suites have existed in Canada since the 19th century where they took the form of coach houses, servant houses, stables converted to permanent apartments, and small apartments for young people within large houses.[24] Secondary suites became increasingly popular during the economic crisis of 1929 and the housing shortage following WWII. During this period the Canadian government actively supported the creation of secondary suites.[24] However, suburbanization and zoning changes in the 1950s and 60s led to a decrease in secondary suites in Canada.[24] More recently, secondary suites are increasing in popularity and many municipalities are reexamining their regulations to support secondary suites.[24]

CMHC (government program)

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The Canada Mortgage and Housing Corporation provides a financial assistance program to help Canadians create affordable housing for low-income seniors and adults with a disability within a secondary suite. The program is called the Residential Rehabilitation Assistance Program (RRAP) -- Secondary/Garden Suite. The maximum fully forgivable loan depends on the location of the property:

  • Southern areas of Canada: $24,000/unit
  • Northern areas of Canada: $28,000/unit
  • Far northern areas: $36,000/unit

A 25% supplement in assistance is available in remote areas.[25]

British Columbia

[edit]

After adopting legislation in 2009 to support secondary suites, Vancouver, British Columbia has become a leading city of their construction in North America.[26][27][28] In the city, approximately a third of single-family houses have legally permitted secondary suites, many of which are laneway houses.[29][30] The Housing Policy Branch of British Columbia's Ministry of Community, Aboriginal and Women's Services published a guide for local governments to implement secondary suite programs called 'Secondary Suites: A Guide For Local Governments'.[31] The current issue is dated September 2005. The intent of the guide is to "help local governments develop and implement secondary suite programs". It also highlights good secondary suite practices as well as providing practical information to "elected officials, planners, community groups, homeowners, developers, and others interested in secondary suites".

Europe

[edit]

In German speaking countries an interior secondary suite is known as an Einliegerwohnung.[32]

In the United Kingdom, "granny flats" are increasing in popularity with one in twenty UK households (5%) having such a space.[33] 7% of householders say they have plans to develop this type of space in the future.[33] 27% of those surveyed were making plans for older relatives, 25% were planning for grown-up children, 24% were planning to rent as holiday lets, and 16% were planning to take in lodgers.[33]

In Norway, particularly in the bigger cities, it is quite common to build separate adjoined smaller flats that the owner of the main flat will rent out.[citation needed]

In Sweden, a friggebod is a small house or room which can be built without any planning permission on a land lot with a single-family or a duplex house.[34][35]

United States

[edit]
Attached secondary suite in Seattle

In the United States, secondary suites are generally referred to as accessory dwelling units or "ADUs". Zoning permissions and laws concerning accessory dwelling units can vary widely by state and municipality.[36] Accessory dwelling units were popular in the early 20th century in the United States, but became less common after WWII when a shift to suburban development occurred and many municipalities banned ADUs through zoning regulations. With increases in the price of housing in many cities and suburbs, increased awareness of the disadvantages of low-density car-oriented development patterns, and an increased need to care for aging Americans, many government entities and advocacy groups have supported ADUs.[37] Some critics perceive ADUs to be a threat to the character of single-family residential neighborhoods. Several states have enacted legislation to promote accessory dwelling units.

California

[edit]
Main article: California Senate Bill 1534 (1982)

In California, Government Code Sections 65852.150, 65852.2 & 65852.22 pertain to local regulation of ADUs.[38] SB 1069 and AB 2299 are California bills approved in 2016 and effective 1 January 2017, that limit local government authority to prohibit ADUs in certain cases (and also reduce cost and bureaucracy hurdles to construction).[39][40][41][42] On 1 January 2020, the state of California passed the most lenient ADU laws in the country allowing not one but two types of accessory units, the accessory dwelling unit (ADU) and the junior accessory dwelling unit (JADU or JDU). State-exempt ADUs can now be at least 800 square feet (74 m2), while JADUs are limited to 550 square feet (51 m2).[43]

Statewide Reforms
[edit]

From 2019 to 2024, California has passed numerous laws that expanded ADU development and production: AB 68/SB 13 (2019) eliminated parking - minimums requirements , owner‑occupancy rules, and required to approve ministerial permit review within 60 days, reduced impact fees by required they should be proportional to the size of the unit and prohibited from imposing impact fee on ADUs that under 750 sq.feet. AB 1033 (2023) allowed homeowners sell standalone ADUs or convey them as condominiums.[44] SB 1211/AB 2533 (2024) expanded ADUs on multifamily properties, allows up to eight detached ADUs per lot, and also eased coastal approvals and give an easier pathway for homeowner to legalize their unpermitted ADUs .[45] AB 2097 (2022) removed mandatory parking requirements within half-mile of major transit stops.[46]These reforms increase ADU permitting from under 10,000 in 2017 and to over 83,000 in 2022 and now statewide accounting for around 19 % of new housing developments.[47]

Local Reforms
[edit]

Berkeley in January 2025, started a four year ADU and JDUs amnesty program for unpermitted ADUs and JDUs, that allows permitting inspection and legalization of around 4,000 pre-2020 units without penalty.[48][49] Also in 2024, it became one of the first cities that supported sales of ADUs under AB 1033[50]  San Francisco in May 2025, the Board of Supervisors allowed ADUs built on or after that date to be sold independently from main residence or as a condo.[51][52]

The City of San Diego from 2021 to 2024 issued approximately 5,720 permits for ADUs under its  California Density Bonus Law. 875 of this units were constructed through the program bonus provisions, which allow have additional units when they comply with affordability requirements. 368 units under bonus program were designated and build like income - restricted and they subject to affordability covenants restrictions.[53] The bonus program is design to incentivize the development of smaller housing units within already existing residential neighborhoods. According to local planning documents, most of ADUs approved through the program were built on lots previously developed with  single-family housing (RS zoning).[44] In June 2025, new proposed regulations capped up to three units per single-family lot (one covered ADU, one detached ADU, and one JDU) mandated one off-street parking space for bonus and affordable ADU and outside TPAs, set new fire-safety requirements for ADU located in High and Very High Hazard Severity Zones, enforced affordability deed restrictions, and allow ADU sales or conversion into condominium under AB 1033, new "Community Enhancement Fee" will be impose for ADU under 750 sq. ft.  [54]

Los Angeles, adopted Ordinance No.186,481 in December 2019 to align its local ADU regulations and requirements with updated state law. The ordinance added Section 12.22 A.33 to the Los Angeles Municipal Code, that establishing standards for ADUs, junior ADUs (JADUs), and also movable tiny homes (MTH).[55] The City of Los Angeles also set up new JADU regulations under pending state legislation (AB 1154).[56] Couple jurisdictions in the Los Angeles region have implemented pilot programs to support the development of ADUs designated for income-restricted housing. These program provide financial assistance to property owners with low-interest or forgivable loans, and also they provide rental assistance with housing vouchers or other subsidies like grants.[57]

Sacramento In 2021, Sacramento launched a ADU Resource Center, offering free plans for homeowners, permits support, waiving fees, and eliminated parking minimums, that support ADU permitting by 123 % (76 to 170) in the first year of launch.[58][59] Its 2040 General Plan (2024) allows three-story small apartment buildings and removed single-family-only zoning and parking mandates.[60] A UC Davis study found eliminating parking mandates reduces auto dependency and boosts ADU uptake.[61]

Pasadena, California expanded its ADU loan program in 2025 to offer up to $225,000 at 1 % interest, with Section 8 leasing requirements.[62][63]

Junior Accessory Dwelling Units in California (JADU/JDU)
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A Junior Accessory Dwelling Unit (JADU or JDU) is a type of housing unit defined by California law as being no larger than 500 sq. ft. and located within the walls of a single-family housing JADUs can be created through the conversion of existing spaces, like bedrooms or attached garages, within the primary home.[64] State regulations allow JADUs to share some features with the main dwelling, such as bathrooms and central mechanical systems. They must include a separate entrance and a kitchen,but kitchen facilities can be limited to basic appliances that do not require permanent installation. [64]

Other states

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Basement apartment suite in Seattle

The states of Vermont[65][66] and New Hampshire[67][68] have also adopted a number of bills that promote accessory dwelling units and reduce regulatory barriers to ADU construction. The State of Illinois considered, but did not adopt, HB 4869 which would have required municipalities to permit (and reasonably regulate) accessory dwelling units (ADUs).[69]

Several local governments across the United States have enacted ordinances to both permit and promote accessory dwelling units. Some cities have included accessory dwelling units in larger missing middle housing and affordable housing strategies including Seattle,[70][71][72][73] Portland,[74][75][76] and Minneapolis.[77][78][79][80][81][82][83] Many other communities have maintained wide-spread single-family zoning but still updated codes to permit accessory dwelling units. Notable examples include large cities such as Los Angeles, CA[84] and Chicago, IL.[85] Diverse smaller jurisdictions that permit accessory dwelling units include Lexington, KY,[86] Santa Cruz, CA,[87][88] and the County of Maui in Hawaii.[89]

Honolulu, Hawaii has a unique form of accessory dwelling units known as an "Ohana Dwelling Unit".[90] Ohana Dwellings were created as a permitted use in the zoning code in 1981 as a way to encourage the private sector to create more housing units (without government subsidy), preserve green fields (open space) and ease housing affordability.[91][92][93] In 2015, Honolulu amended its zoning code to allows ADUs as a sort of Ohana Dwelling, but with fewer restrictions.[94] To prevent creating further complexities for existing Ohana Dwellings, some of which have been condominimized and owned separately from the main house, Ohana Dwellings remain a permitted use (with different requirements and benefits than ADUs) in the zoning code. ADUs are an important component of Honolulu's Affordable Housing Strategy.[95]

See also

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References

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Revisions and contributorsEdit on WikipediaRead on Wikipedia

Secondary suite

View on Grokipedia
from Grokipedia
A secondary suite is a self-contained residential unit, including private and facilities, located within or accessory to a primary single-family on the same . These units, often in basements, above garages, or as detached structures like s, enable independent housekeeping for additional occupants such as family members or tenants. Secondary suites have gained prominence in Canadian municipalities, particularly in provinces like and , as a means to augment supply amid affordability pressures without requiring new land development. Regulations typically mandate compliance with building codes, including direct outdoor exits for , size limits not exceeding 40% of the primary dwelling's floor area, and separate metering for utilities where feasible. Proponents highlight their role in generating rental income for homeowners and providing affordable options for extended families or low-income renters, potentially stabilizing property values through added utility. Despite these advantages, secondary suites face scrutiny over construction quality and long-term viability; many unauthorized units suffer from deficiencies like inadequate , moisture issues, and insufficient , compromising . Recent government incentive programs, such as federal mortgage initiatives launched in 2024, have sparked debate by encouraging additions that may overburden homeowners with debt and renovation costs exceeding $100,000 in high-demand areas, while failing to resolve underlying supply constraints from restrictions. Critics argue these measures, often promoted by policymakers favoring densification, overlook infrastructure strains on , , and services in established neighborhoods, with some provincial programs curtailed due to unmet expectations and fiscal risks.

Description

Background

A secondary suite, also termed an accessory suite, in-law suite (in Canadian contexts), granny flat (common in Australia and elsewhere), casita (in Southwestern U.S. or Spanish-influenced areas), or guest quarters, constitutes a self-contained residential unit featuring independent , , sleeping, and living facilities, typically integrated within or adjacent to a primary single-family on the same lot. This form emerged prominently in mid-20th-century as a pragmatic response to post-World War II demographic pressures, including multigenerational living needs and the for affordable options amid suburban expansion. In , where the terminology "secondary suite" gained traction, such units addressed shortages by leveraging existing structures, often in basements or attics, though they frequently operated informally outside regulations. Regulatory evolution reflects tensions between urban densification and neighborhood preservation ideals. By the late , secondary suites proliferated covertly in Canadian cities—comprising up to 10-20% of rental units in places like and —despite bylaws that prohibited them to maintain exclusivity. Provincial building codes began formalizing definitions; for instance, the British Columbia Building Code, updated in 2019, specifies a secondary suite as "a self-contained dwelling unit that is part of a house containing not more than two dwelling units," with requirements for separate entrances and fire separations to ensure safety. These adaptations stemmed from empirical recognition of suites' role in supplying low-cost housing, as documented in federal studies by the (CMHC), which highlight their flexibility in responding to market shifts without necessitating new multi-unit developments. The concept parallels U.S. accessory dwelling units (ADUs), which trace similar informal origins but faced exclusionary ; both underscore causal links between land-use restrictions and affordability crises, with suites enabling incremental increases—typically 20-40% more units per lot—while minimizing strain compared to high-rise alternatives. Empirical from municipal surveys indicate secondary suites lower vacancy rates and stabilize rents in owner-occupied neighborhoods, though efforts accelerated only post-2000 amid evidence of their under-theorized prevalence in undercounts.

Spatial relationship to main residence

Secondary suites, also known as accessory dwelling units in some regions, can occupy internal, attached, or detached positions relative to the main residence, each configuration influencing construction costs, privacy levels, and . Internal suites are fully contained within the primary structure, utilizing spaces such as basements, attics, or upper floors, while sharing the building's exterior walls, roof, and often utilities like heating systems. This setup minimizes but may require structural reinforcements for separate entrances and to ensure quarters with kitchens, bathrooms, and sleeping areas. Attached secondary suites connect directly to the main by sharing at least one or through integrated additions, such as conversions of attached garages or rear/side extensions, sometimes positioned above the primary structure like in garage-top units. These configurations allow shared access points and infrastructure, reducing excavation needs compared to detached options, though they demand careful integration to match architectural styles and comply with limits on lot coverage. Detached secondary suites form standalone buildings on the same lot, positioned in rear yards as cottages, houses, or laneway structures, providing maximal separation for and isolation but requiring independent foundations, utilities, and adherence to setback distances from property lines. In areas like , detached laneway houses emerged as a response to urban density pressures, with over 1,000 units built since 2009 under permissive bylaws. Jurisdictional variations exist; for instance, definitions emphasize suites "contained within a single-family ," favoring internal placements to preserve for principal residences, though some municipalities permit or limited detached forms.

Benefits and drawbacks

Benefits

Secondary suites provide homeowners with an opportunity to generate supplemental rental income, which can offset mortgage payments, property taxes, or maintenance costs. , for instance, accessory dwelling units (ADUs), a comparable form, enable owners to earn steady from tenants amid high demand, as evidenced by federal analyses showing this income stream helps mitigate rising homeownership expenses. , secondary suites similarly supplement household income for mortgaged owners, particularly in urban areas where rental markets are tight. Construction of secondary suites can enhance property values by adding functional living space and income potential. Integrating a detached building into the main house versus classifying it as a guest house both legitimately increase property value if permitted and code-compliant; however, connection to the main house typically adds more to gross living area (GLA)-based valuation. Appraisals in indicate that properties with ADUs often command higher median values due to this dual utility, with some markets seeing increases of 10-25% post-construction, though outcomes vary by location and local regulations. Empirical data from upzoning policies permitting such units further supports modest value appreciation tied to expanded housing options on existing lots. These units contribute to housing affordability by increasing supply in established neighborhoods without requiring new land development, thus promoting over . State housing departments note that secondary suites or ADUs are cost-effective to build relative to larger multifamily projects, yielding naturally occurring affordable rentals for low- and moderate-income households. In Canadian contexts, they respond flexibly to market shifts, providing accessible options amid shortages of purpose-built apartments. Socially, secondary suites facilitate multigenerational living arrangements, allowing elderly relatives to age in place with proximity to family support while maintaining independence. Canadian census data from highlights how such shared roofs foster intergenerational relationships, emotional support, and economic pooling, with benefits including reduced isolation for seniors. U.S. policy analyses similarly emphasize ADUs' role in enabling caregivers or family members to reside nearby, addressing mobility challenges without institutional care. This setup aligns with broader trends in household composition, where has risen due to affordability pressures and demographic shifts.

Drawbacks

Secondary suites can impose significant management responsibilities on property owners, including handling , repairs, tenant disputes, and cleaning between rentals, often without the available to dedicated landlords. These duties may lead to time-intensive oversight, as owners must address issues promptly to avoid escalation, potentially contracting out services at additional cost. Privacy concerns arise from the close proximity to the main residence, with noise transmission between units, shared entrances or yards, and potential disturbances from tenants affecting owners' quality of life. Low ceilings, dampness, and inadequate soundproofing in converted spaces like basements can further compromise tenant well-being and lead to health issues such as mold-related respiratory problems. High upfront renovation costs, often exceeding $40,000 for compliance with building codes, electrical, , and standards, represent a substantial barrier, particularly for older homes requiring structural modifications. Delays in permitting and securing reliable contractors can extend timelines, inflating budgets and disrupting occupancy. Neighborhood-level impacts include increased on-street demand, exacerbating congestion in areas with limited spaces, as secondary suite occupants may rely more on vehicles without dedicated off-site . An influx of residents can strain local , such as sewer systems and roads, potentially overwhelming capacity in established single-family zones without corresponding upgrades. from additional households and visual clutter from unregulated suites, including garbage accumulation, may also degrade community aesthetics and prompt complaints. Unauthorized or illegal secondary suites carry risks of fines, eviction orders, and safety hazards from non-compliant wiring or egress, as municipal enforcement targets code violations that could endanger occupants during emergencies like fires. While some studies note negligible average impacts on or from legalized suites, resident surveys consistently highlight perceived declines in property values due to densification fears.

By country

Australia

In Australia, secondary suites, commonly referred to as secondary dwellings, granny flats, or ancillary dwellings, are self-contained residential units located on the same lot as a primary dwelling, typically used for members, , or in place. These units must include essential facilities such as a , , and living area, and are subject to state and territory planning laws, with local councils enforcing additional and setback requirements. Nationally, they are promoted as a means to address affordability and density without requiring new subdivisions, though approvals emphasize compliance with the National Construction Code for safety and habitability. Regulations vary significantly by jurisdiction, reflecting decentralized authority. Common requirements include a maximum (often 60 square metres, excluding verandas or carports), minimum lot sizes (frequently 450 square metres for streamlined approvals), and restrictions on subdivision to maintain them as accessory to the . In many cases, they qualify as "complying development," bypassing full permits if standards are met, but a building permit is always required. Recent reforms, such as Queensland's amendment effective 26 September 2022, have removed prior restrictions limiting occupancy to relatives, enabling broader rental use to boost supply. State-specific rules are summarized below:
State/TerritoryMaximum SizeKey RequirementsApproval Notes
60 m²Lot ≥450 m²; permitted in R1–R5 zones under State Environmental Planning Policy (Housing) 2021; setbacks from boundaries.Complying development possible without permit if criteria met.
Victoria60 m²On same lot; must include , , ; no subdivision allowed.Building permit required; permit often exempt for small second dwellings.
Varies, typically ≤60 m²No residency restrictions since 2022; complies with for rentals.Development approval may be needed; focus on local schemes.
70 m²Deemed-to-comply if ≤70 m² and meets siting; ancillary to primary dwelling.No approval needed if compliant; local variations apply.
60 m²≤1 typically; under and Design Code; excludes verandas/carports.Development approval required; limited to ancillary use.
90 m²Larger allowance than most states; block size minimums apply.Development approval typically needed.
These provisions balance flexibility with neighborhood amenity, though enforcement varies, with some councils imposing stricter privacy or rules. Non-compliance risks fines or removal orders, underscoring the need for site-specific assessments.

Canada

In , secondary suites are self-contained dwelling units, often in basements or as attached or detached structures, integrated with a principal single-family residence to provide additional without separate ownership titles. Regulations are governed by provincial building codes, which align with the , and municipal bylaws, requiring features such as independent kitchens, bathrooms, fire separations, smoke alarms, and separate entrances for and egress. These units address housing shortages by enabling rental income or multigenerational living, though prevalence varies by , with requiring permits to ensure compliance and avoid fines for illegal suites. Federal initiatives, introduced in October 2024, support construction amid affordability pressures, estimating potential addition of up to 500,000 units nationally if widely adopted.

CMHC (government program)

The Canada Mortgage and Housing Corporation (CMHC) administers the Refinance program, launched to facilitate secondary suite additions through insured mortgage refinancing up to 90% loan-to-value ratio, allowing homeowners to access equity specifically for construction costs without permitting general equity withdrawal. Eligible participants must own and primarily occupy the property (or house a close relative rent-free), with the suite required to be self-contained, compliant with local bylaws and building codes, and restricted from short-term rentals under 90 consecutive days; CMHC pre-approval is mandatory before or early in construction to insure the loan. Premiums scale from 0.60% (up to 65% LTV) to 3.10% (85.01%-90% LTV), plus potential surcharges for extended amortizations, effective for suites built or under construction supporting applications from January 15, 2025. Complementing this, the federal Canada Secondary Suite Loan Program provides up to $40,000 in low- or zero-interest, forgivable loans for eligible low- to moderate-income homeowners in participating municipalities, combinable with refinance options to cover full build costs, provided the property is in a suite-permitted area and meets code standards.

British Columbia

In , secondary suites are self-contained units within the principal residence, featuring private living, kitchen, sleeping, and washroom areas, while accessory dwelling units encompass detached options like backyard cottages on the same property; neither can be separately strata-titled or subdivided. Construction mandates adherence to the for structural integrity, (including separations and detectors), energy efficiency, and , alongside the Residential Tenancy Act for standards if rented. permissions and permits are handled locally via municipal bylaws—verified through tools like CivicInfoBC—with most single-family zones allowing one secondary suite per lot, subject to setbacks, parking (often one additional space), and lot coverage limits; no uniform provincial size cap exists, though codes cap suites at reasonable proportions (e.g., up to 90 m² in some interpretations) to prevent dominance over the main home. Building permits from local authorities are essential for legalization, involving inspections for plumbing, electrical, and mechanical systems; unpermitted suites risk demolition orders or insurance invalidation. exemplifies progressive rules, permitting laneway houses as accessory units since 2009, with streamlined approvals to boost density in urban areas.

CMHC (government program)

The (CMHC), a federal Crown corporation established in 1946 to support housing affordability and supply, administers the Canada Secondary Suite Loan Program (CSSLP). Launched in 2024 under Budget 2024 with $409.6 million allocated over four years, the program offers low-interest loans to eligible homeowners for constructing or renovating secondary suites in existing single-family homes. Initially capped at $40,000, the loan limit was doubled to $80,000 effective early 2025, with terms at 2% interest over 15 years, targeting additions that increase rental housing stock amid 's housing shortage. Complementing the CSSLP, CMHC's refinance product enables homeowners to access up to 90% loan-to-value financing—capped at $2 million per —for secondary suite development, provided the funds are used to create up to four rental units. This option, active from January 15, 2025, insures mortgages to lower lender risk and borrowing costs, prioritizing conversions in basements, garages, or laneways that meet building codes and requirements. Eligibility requires principal residency, with proceeds restricted to suite-related costs excluding luxury features.

British Columbia

In British Columbia, secondary suites are defined under the BC Building Code as self-contained dwelling units with a maximum floor area of 90 m², occupying no more than 40% of the total floor area of the principal residence, and located either within the principal building or an accessory structure such as a detached garage. They must adhere to specific code provisions, including minimum ceiling heights of 2.0 m over required habitable areas, independent heating systems, separate electrical and plumbing services, photo-electric smoke alarms in each unit and common areas, and at least one compliant means of egress per unit. Construction or legalization requires building permits from local authorities to verify compliance with these standards and zoning bylaws. Secondary suites were first incorporated into the BC Building Code in 1995 to establish minimum safety requirements, though prior to provincial intervention, their legality depended on municipal bylaws, resulting in widespread illegal suites that often lacked proper fire separation, ventilation, or egress, posing risks to occupants. In response to the housing affordability crisis, the provincial government announced on April 3, 2023, a policy to mandate secondary suites in all single-family zones, culminating in Bill 44 (Housing Statutes Amendment Act, 2023), which requires municipalities to permit them province-wide, overriding local prohibitions while allowing site-specific regulations like setbacks or lot coverage limits. Typically, only one secondary suite is permitted per lot, and it cannot coexist with configurations like duplexes unless explicitly allows; many municipalities enforce of the principal dwelling to prevent full rental conversions, though such requirements face legal challenges under provincial policies favoring supply increases. Local variations persist, such as in where laneway houses—detached secondary suites—have been encouraged since the early to densify urban lots without altering streetscapes. No additional off-street parking is provincially mandated beyond existing requirements, aiming to reduce barriers to creation.

Europe

In the United Kingdom, secondary suites, commonly referred to as granny annexes or residential annexes, are subject to planning regulations that prioritize ancillary use tied to the primary dwelling. Structures providing additional accommodation for dependent relatives, such as elderly family members, can often qualify as permitted development without requiring formal planning permission, provided they remain part of the same household unit and adhere to limits on size, location, and self-containment to avoid independent habitation. For instance, in districts like Hastings and Cornwall, such annexes are deemed acceptable when they support family cohabitation without creating a separate dwelling, though building regulations approval is still mandatory for safety and habitability standards. Detached or independent annexes intended for rental or unrelated occupants generally necessitate full , as they may alter the single-family character of the property and trigger liabilities as separate units. Local authorities, such as and Rother, explicitly require approval for new outbuildings used as self-contained residences, evaluating factors like impact on neighbors, parking, and infrastructure capacity. These rules stem from the Town and Country Planning (General Permitted Development) Order 2015, which balances housing flexibility with preservation, though appeals have succeeded where ancillary intent is demonstrated. Across , equivalent provisions for secondary dwellings exist but are more fragmented and locally administered, often restricting permanent occupancy in structures to prevent . In , integrating a secondary unit or "Granny-Anbau" into the main prefabricated is permissible under state-level Bauordnungen (building codes), though detached houses are typically limited to non-residential use unless rezoned, with approvals hinging on plot size and environmental impact assessments. similarly requires a permis de construire for annexes exceeding 20 square meters, evaluated by municipal authorities (mairies) for compliance with urban plans like PLU (Plan Local d'Urbanisme), favoring family-linked extensions over independent rentals amid shortages. These variations reflect broader priorities on sustainable densification, with secondary units promoted in some regions for aging populations but curtailed where they conflict with green space protections or rental market controls.

United States

In the United States, secondary suites are typically termed accessory dwelling units (ADUs), defined as smaller, self-contained residential units on the property of a single-family home, including attached additions, detached structures, or conversions of existing spaces like garages or basements. ADUs must feature independent living facilities, such as a kitchen, bathroom, and entrance, while sharing the primary lot's utilities. Historically, ADUs were commonplace in American urban and rural settings prior to the mid-20th century, serving extended family or servants, but post-World War II zoning reforms favoring suburban single-family exclusivity largely prohibited their construction. Revival efforts began in the 1980s amid housing affordability concerns, with California enacting initial statewide enabling legislation in 1982. By 2025, ADU adoption has accelerated due to acute housing shortages, with estimates indicating over 1 million existing units nationwide, many built informally without permits, based on real estate data analysis. Regulation of ADUs remains primarily local, governed by municipal codes that dictate size limits (often 500-1,200 square feet), setbacks, requirements, and rules, though state-level preemption laws in progressive jurisdictions have overridden restrictive ordinances to boost supply. As of 2025, at least 10 states, including , , Washington, , and , have passed laws mandating local governments to permit ADUs with streamlined approvals, reducing barriers like discretionary reviews or excessive fees. pioneered comprehensive statewide ADU mandates in 2019, prohibiting cities from banning them outright. In contrast, many Midwestern and Southern states retain stringent local prohibitions, limiting prevalence to informal or grandfathered units. Permitting processes have shortened in reform-oriented areas, with 2025 updates in states like requiring reviews within 60 days and capping fees, facilitating an estimated annual construction increase of 20-30% in permissive locales. Despite these advances, challenges persist, including strain and neighborhood opposition rooted in fears, though empirical data from early adopters show minimal impacts on values or . Federal incentives, such as HUD's promotion of ADUs for aging-in-place, further encourage adoption without direct mandates.

California

In , secondary suites are commonly referred to as accessory dwelling units (ADUs), which are self-contained residential units located on the same lot as a single-family , either attached, detached, or converted from existing structures such as garages. These units, also known as granny flats or in-law suites, have been promoted through state legislation to address the housing shortage and increase options without requiring new land development. State law has permitted ADUs since 1982, but local governments historically imposed that limited their construction. Significant reforms began in 2016 with Assembly Bill 2299 and Senate Bill 1069, which mandated ministerial approval—bypassing discretionary reviews—for ADU permits that meet objective standards, thereby streamlining the process and overriding local prohibitions on ADUs. Subsequent legislation, including Assembly Bill 670 in 2017 and multiple bills through 2024, further relaxed requirements such as setbacks, height limits, lot coverage, and parking mandates, allowing detached ADUs up to 1,200 square feet and attached units up to 50% of the primary dwelling's size or 1,200 square feet, whichever is less. As of January 1, 2025, all local agencies must approve or deny ADU applications within 60 days and establish programs for preapproved ADU plans to expedite permitting, per bills like AB 2533, SB 1211, and SB 1077 signed in 2024. California law requires that ADUs include basic like kitchens and bathrooms but prohibits short-term rentals in many cases to prioritize long-term . of the is not required for ADUs permitted between January 1, 2020, and January 1, 2025. Local agencies cannot impose impact fees on ADUs smaller than 750 square feet and must provide ministerial approval for conversions of existing spaces. These reforms have led to a surge in ADU construction, with over 100,000 units permitted statewide since 2016, though implementation varies by locality due to lingering administrative hurdles.

Other states

In , House Bill 2001, enacted in July 2019, requires urban municipalities to allow accessory dwelling units (ADUs) on lots zoned for single-family , prohibiting local restrictions on size below 75% of the primary dwelling's size or 800 square feet, whichever is smaller, and eliminating mandates. Senate Bill 644, passed in 2023, further expanded ADU permissions to rural residential zones, allowing one ADU per lot subject to and compliance. These reforms aimed to increase supply amid affordability pressures, though varies by locality, with some counties like Clackamas updating codes effective September 2024 to permit ADUs in additional rural areas. Washington state's House 1337, signed in May 2023 and effective June 2025, mandates that cities and counties permit at least two ADUs per residential lot, with minimum size allowances of 1,000 square feet, no required , and flexibility for attached, detached, or converted structures. Local governments may not impose parking requirements beyond those for the primary unit or height limits exceeding 18 feet for detached ADUs. This builds on prior policies, reflecting a statewide push to override , as evidenced by rising ADU construction in urban areas like by late 2023. Colorado's Senate Bill 24-100, enacted in May 2024, compels municipalities allowing single-unit detached dwellings to permit at least one ADU by June 30, 2025, with minimum standards including up to 750 square feet, no off-street parking mandates, and no requirements. Jurisdictions may cap ADUs between 500 and 800 square feet or larger than the primary home but cannot prohibit them outright, even in homeowners' associations post-July 2025. Similar trends appear in states like , , and , where 2024 legislation eased local barriers to ADU development to combat shortages. Overall, as of 2025, at least a dozen states have enacted statewide ADU facilitation laws, prioritizing supply expansion over local vetoes, though enforcement relies on municipal compliance.

Junior Accessory Dwelling Units in California (JADUs)

A junior accessory dwelling unit (JADU) in is defined as a residential unit no larger than 500 square feet of gross floor area, contained entirely within the walls of an existing or proposed single-family residence, and including its own efficiency kitchen but potentially sharing sanitation facilities or entrances with the primary dwelling. JADUs are intended to provide compact housing options, often by converting existing interior spaces such as a , attached garage, or storage area, while requiring independent exterior access and compliance with building codes for . Local governments must ministerially approve JADUs on single-family lots without discretionary review, subject to standards like setbacks limited to those of the existing structure and no additional parking requirements if no covered parking is removed. Unlike standard accessory dwelling units (ADUs), which may be detached, attached, or converted and can reach up to 1,200 square feet with full independent kitchens and utilities, JADUs are restricted to internal conversions within the primary home, emphasizing affordability and minimal expansion. This distinction allows properties to host one ADU and one JADU concurrently, potentially tripling density on a single-family lot when including the main residence. JADUs typically generate lower construction costs due to their scale and lack of need for new foundations, though they offer reduced privacy and rental yields compared to detached ADUs. California's JADU provisions originated with Assembly Bill 2299 in 2016, which mandated local ordinances permitting them as part of broader efforts to expand supply amid shortages. Subsequent laws, including Senate Bill 13 (2017) and Assembly Bill 670 (2017), refined approvals by streamlining processes and exempting JADUs from impact fees in many cases. Recent updates via Senate Bill 543, signed in October 2025 and effective January 1, 2026, cap JADU size explicitly at 500 square feet and eliminate owner-occupancy mandates for units with independent bathrooms, aligning them more closely with ADU flexibilities to accelerate development. These reforms, driven by state agencies like the Department of Housing and Community Development, aim to counteract local resistance while prioritizing empirical increases in infill density over expansive new builds.

See also

[See also - no content]

References

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