Secondary suites help provide long-term rental housing in many communities.
Since 2008, attached secondary suites have been permitted on Bowen Island. In July 2017, our Municipal Council amended the Land Use Bylaw to allow residents to construct detached secondary suites, and in 2022 Council amended the regulations for detached secondary suites to remove the requirement of a minimum lot size.
In July 2024, Council amended the regulations in order to allow secondary suites in any residential zone which didn’t previously allow them. This also included changes to the calculation for the size of a secondary suite, adopting a similar maximum size calculation as was previously only applied to detached secondary suites.
General Regulations
The Land Use Bylaw allows for “Accessory Residential Use” on many residential properties on Bowen. This may be an attached or detached secondary suite.
A residential property is permitted to have a secondary suite provided that:
Not more than 1 secondary suite is built on the property;
A parking space is provided for the suite, in addition to any space(s) required for the dwelling;
How big can a secondary suite be?
Secondary suite can be a total floor area of either
Maximum lot coverage and height are governed according to the zone your property is in, and on the size of your property. Regulations can be found in the Land Use Bylaw. Any suite must fit within existing density regulations.
The Land Use Bylaw defines Floor Area as all areas of a building or structure having a floor and ceiling more than 1.5 metres apart, and where more than 60% of the area between the roof and the floor is enclosed by walls and windows.
A Building Permit is required to build an attached or a detached secondary suite. A Building Permit application is $150, and final cost depends on the value of the construction.
A Development Permit is required for a detached secondary suite and costs $350.
Your property may also be located within another development permit area, like the Watershed, Aquifer and Stream Protection DP area. Check the Planning & Development webpage for current development permit areas and requirements.
You will be eligible to convert an existing building into a suite if your property meets the requirements for a detached secondary suite. If the building was built with a Building Permit issued before December 2016, you are exempt from requiring a Development Permit. Simply apply for a Building Permit for the conversion work.
A Development Permit for detached secondary suites considers the layout and design as well as the landscaping and screening of the proposed suite, with a focus on ensuring that the suite fits within the neighbourhood and does not intrude on the views or privacy of neighbouring properties.
Applicants are advised to discuss their detached suite proposals with adjacent neighbours to identify potential concerns for submission with your application.
Some exemptions apply based on the proximity of the detached secondary suite to property lines, or for a conversion of an existing building without any exterior alterations.
No. Bowen Island’s Traffic & Use of Streets Bylaw allows for properties to be serviced by a single driveway. In exceptional circumstances you may apply to the Public Works Superintendent for permission for a second driveway.
As part of any Building Permit application that increases the liveable floor area on a lot, you must submit certification from a septic professional that the existing septic system can handle the additional load, or that recommends septic system upgrades.
If you are on a private water system, such as an individual well, you may need to demonstrate that there is adequate water supply to provide water to both the main house and a suite.
If you are within the Snug Cove Sewer System, please contact the Public Works department.
On Bowen Island, there is no minimum size requirement for a detached suite; however, the suite must meet BC Building Code requirements, be on a permanent foundation, meet energy Step Code requirements, and be served by water and sewer.
Yes. Under Provincial Regulations, new dwellings, including detached secondary suites, are required to be registered with the Homeowner Protection Office (HPO). The HPO oversees warranties on new homes in BC. Conversion of existing buildings into a detached suite may also require registration with HPO. For more information, contact:
Homeowner Protection Office BC 1-800-407-7757 www.hpo.bc.ca
As a part of a Building Permit application, you must provide all covenants registered on title. Some properties on Bowen Island contain restrictive covenants on title that prohibit the building of secondary suites.
Any changes to these covenants can only be made by Council. Speak to the Planning Department if this restriction applies to your property.
A secondary suite may not be stratified, subdivided, or otherwise legally separated from the primary dwelling. The only exception is a detached suite on a lot large enough to meet the minimum lot area requirements for subdivision.
Adding a suite may increase the assessed value of your property, as would any addition or renovation to your home. This increased value may be reflected in increased property taxes.
Suites increase the value of the improvements on the property and therefore may result in an increase in taxes for this part of the assessment.
Need more information?
If you have any questions about secondary suites, please contact the Planning & Development Department by email at planning@bimbc.ca or by phone at 604-947-4255 extension 6.
