West Vancouver Secondary Suites Approved - West Van Basement Suites Now Legal - Licenses Available Early 2010!

West Vancouver Secondary Suites APPROVED!

Legalization of West Van secondary suites is expected to have full approval by early 2010 says Sarah of the North Shore News. The amendment and the zoning bylaws were passed in December 2009 for the second and third readings at West Vancouver City Council meetings but a decision on when the issuing of secondary suite permits was tabled until early in the new year. The director of planning for West Vancouver real estate, Bob, mentioned that the lands and permits license of West Vancouver secondary suites approval will be about six hundred and fifteen dollars ($615) for the first license fee, and then $465 or four hundred and sixty fivedollars for a renewal if the increased city costs are not covered by the initial fee. Because of the West Van secondary suite licensing fee, some councillors are wary that home owners may not apply for these fees, and therefore operate or continue to rent out illegal suites for rent. Some say that this tax grab by the city will deter a lot of people from renting or renovating their homes to accommodate new West Vancouver secondary suites, which is likely going to help affordability as well as the tight rental market in the city. The approximate increase in municipal services for 1.5 residents per secondary suites is only an additional $600 per year. However, the higher property taxes on homes with West Vancouver secondary suites will account for about only three hundred and ninety five dollars increase per year. Therefore, some balance must be met in order for all parties to benefit from the approval of the secondary basements suites in West Van real estate. Some Councillors however indicate that the license fees should be even greater as it is more of a business for home owners to benefit from and therefore, should not be burdened on other people living in the city. In many ways, expenses such as license fees for West Van secondary basement suites will be passed on to the tenant in the form of higher rental amounts, argues other Councillors. The approval of secondary suites will be made available early next year for any West Vancouver single family detached home or even duplex home. In addition, some of the provisions or regulations surrounding these basements suites have further been changed so that the secondary suite’s entrance does not need to face the same direction of the main home. However, the legal West Vancouver secondary suite must have its own private entrance. In addition, home owners can rent one of their two existing parking spots to the tenant of the basement or secondary suite, so they only need a minimum of 2 secured parking spots for their entire lot. For those home owners who break any of the rules and regulations of the West Vancouver secondary suite process will be fined three hundred dollars ($300) per day for operating an illegal suite. That’s a hefty price to pay when considering the license fee is only $615 (subject to change) per year.

The City of West Vancovuer Moves to Legalizing Secondary Suites

If you own a home in West Vancouver real estate market, legal secondary suites may be approved very soon. According to various news outlets, West Vancouver is one of three cities in the Lower Mainland regional district that doesn’t allow the rental of secondary suites in homes according to the district’s director of planning, lands and permits, but may be moving towards approving legal West Vancouver secondary suites. Currently, there are approximately six hundred to three thousand illiegal secondary suites in operation in the West Vancouver rental market and the city hopes to address these issues by contemplating and formulating some bylaws that will see the legalization of suites. Currently, West Vancouver bylaws only allow for secondary suites in homes if they are occupied by family members of the owners, and with Delta, the West Vancouver bylaws was recently ruled as discriminatory according to the Supreme Court of BC, a major issue amongst a few municipalities currently. Currently, the West Vancouver council is looking to legalize West Van secondary suites only if they are self contained and attached to the primary residence. In addition, the proposed bylaw that will allow for West Van legal secondary suites will limit one unit per lot. The latest survey of West Vancouver district residents have shown that the majority of people in the city actually approve and support the legalization of secondary suites in the city and will also pull more tax dollars to the city every year. According to West Vancouver council, a Victoria secondary suite study found that a home with a legal secondary suite will up its property value by $40 to $60k in value and that would cost about $105 per home in property taxes per year. The West Vancouver legal secondary suites will have to be smaller than 30 per cent of the total floor space of the home though and will only be legal if the primary home owner is living there too. The West Van secondary legal suites will not be given separate title or metered water, hydro or cable service and the parking requirements include 1 off-street parking space or garage. The secondary suite will also need a separate entranc that doesn’t face the same way as the primary house entrance.

The Next Steps for West Van Legal Suites

A West Vancouver town hall meeting is being scheduled to review the draft of the legalization of secondary suites in West Van later in the fall. The draft will become available to the general public for review at www.west-vancouver.net.

Legal Secondary Suites in West Vancouver Rental Market – Will It Be a Go?

From the North Shore News in August 2009 – The City of West Vancouver is planning on initiating talks regarding the legalization of secondary suites in West Vancouver homes to increase the rental housing stock in the city. Secondary suites could be legal by the end of the year, if the current recommendation is passed by the District staff this week and is passed by city council. A new housing bylaw, would allow a separate living space for non family members within an existing West Vancouver home and will b a legal secondary suite or basement suite for rent. There is currently a city bylaw that prevents West Van secondary suites, so it is currently illegal for a home owner to rent out their basement or extra suite to a non family member. Recommended for both the West Vancouver draft strategic plan in addition to the business plan, it is estimated that there are currently almost three thousand illegal West Vancouver secondary suites that are rented out right now. By legalizing basement/secondary suites in West Van rental market, there will be more choice for renters as more current home owners will take the steps to finishing their basements and renting out extra space. These so called mortgage helpers will also allow a new influx of young families into this aging population in West Vancouver, as the renters of the legal West Van secondary suites can help them pay down their mortgage, or make them more manageable at least. In addition, the legalization of the West Vancouver secondary suites and basement units will also allow the city to shut down current sub-standard suites in addition to adding an alternative income source for West Van homeowners. The low income housing and more affordable basements suites will add to the very restrictive and tight West Van suite rental market and the vacancy levels will go up a bit and become more ‘normal’. In addition, the legal West Van secondary suites will allow home owners to get some passive income sources as well through the rental of their basement units. Currently, the City of West Vancouver only allows in law suites for relatives where home owners are living in the primary residence. Legally back in 1997, the Supreme Court of B.C. actually ruled against a regulation that restricted who can and who cannot occupy a home/residence, and that is being tested through the process of legalizing West Vancouver secondary basement suites at this time.

The West Vancouver Legal Secondary Suite Requirements

The West Van homeowners or landlords will be only able to rent out a single suite per lot and must be less than nine hundred and sixty eight square feet (968 sq ft) and cannot take up more than thirty per cent (30%) of the total West Vancouver property lot area. In addition to these suite size requirements by the City of West Vancouver bylaws, the legal secondary/basement suites much actually be a separate living space that is private for the resident in addition to having a separate washroom, separate cooking area (can be full kitchen or kitchenette) as well as a separate entrance. The legalized West Van secondary basement suite must also have its own entry way in addition to one off-street parking spot reserved for the renter. The current illegal basement suites operating in West Vancouver rental market will be asked to apply for the appropriate permits that are part of the new requirement for secondary suites in addition to making sure that their rental units meet all safety standards as indicated by this new housing bylaw. Some councillors are unsure about the legalization of the secondary suites in West Vancouver rental market as the new influx in population and people migrating into the city will actually not be contributing in the way of property taxes, but will be exhausting some of the conveniences, parks, schools, and other city amenities during their time renting in the city. However, other councillors indicate that the increase population caused by the legalization of the West Van secondary suites is on par with an increase in electricity, power and water, that the current homeowners and new renters will be paying. In addition, the value of the West Van homes with secondary suites or basement units for rent is typically higher than those that don’t have this secondary source of income, which obviously results in higher property taxes to the current home owners. There have been two public studies done in West Vancouver regarding the legalization of secondary suites in the city, and both polls have been overly positive in favour of the legal basement suite bylaw change. Approximately ¾ or seventy five per cent of people interviewed actually agreed with the housing bylaw change for legal West van secondary suites during both pools. The City of West Vancouver has also pointed out that in the Lower Mainland area, only Pitt Meadows, Bowen Island, Langley and West Van do not permit any sort of legal secondary suites at this time. The proposed housing bylaw is going to council October 26, 2009 and if it is a go, it can be passed by the end of the year.

Vancouver Laneway Housing Approved by City Council in July 2009 - Applications are $899 - Estimated Cost is $125k to Build Vancouver Laneway House

The City of Vancouver Approves Laneway Housing

As of July 2009, the City of Vancouver has approved the construction of Laneway Housing in the city. So home owners in Vancouver real estate market can start converting their laneway garages or extra space into cashflow rental housing under a new Vancovuer bylaw passed unanimously by city council on Tuesday, July 28, 2009. Albeit unanimous, the City of Vancouver now leads the way in North America for implementation of a bylaw that accepts and legalizes Laneway Housing to get out of a housing crunch that renters and home owners are currently experiencing in the city. According to Metro News Vancouver, Vancouver is the first city in all of the continent to approve this large scaled construction of laneway housing and was brought to the forefront by EcoDensity action item by the previous NPA council. After several public hearings, the City of Vancouver approved laneway housing as a way to increase non strata rental units in the city. Vancouver laneway housing will also for smaller, non strata rental Vancouver suites to be built in the lanes of ninety four per cent of the city’s single family lots. The new re-zoning of these single family home lots in Vancouver real estate market will allow more than 60,000 homeowners to build laneway housing on their property. According to CBC News, more than 70,000 home owners will be eligible to add new Vancouver laneway housing. There are 2 main stipulations and constraints of this housing bylaw though: the Vancouver laneway housing rental unit can only be used as a rental suite as well as can only take up the space that was originally planned for garage space along the back lane.

For information regarding the approval of Vancouver Basements Suites in the Sky - Legal Secondary Lock-Off Suites within Suites in downtown Vancouver, click here.

Vancouver Laneway Homes Come Across Some Road Blocks with BC Hydro

According to the Vancouver Sun, Vancouver laneway home owners are now facing a costly utility hook-up fee that is being proposed by BC Hydro. The approval of the Vancouver laneway homes or coach homes earlier this year came at a time when City Council wanted to increase density within the city in order to bump up the rental housing stock without having to rezone or build apartment buildings. However, BC Hydro wants to charge about $20,000 to hook up their services for a Vancouver laneway home. As far as homeowners are concerned, this new development of BC Hydro charching $20k for the hook-up of utilities for laneway homes is definitely something surprising and new. According to the original Vancouver laneway home proposal, the City Council approved that homeowners and contractors could use existing BC Hydro hook-ups from their main homes to the garden cottages or coach homes. On the other hand BC Hydro has stated that the power lines and poles do not have the capacity to service the influx of laneway housing in Vancouver. As part of the Vancouver EcoDensity charter, the laneway house proposal was being allowed for single family lots where homeowners could build completely separate laneway homes or coach houses for rental purposes only. The idea of the Vancouver EcoDensity charter was to provide sustainable and environmentally friendly rental housing stock within the city itself and also become mortgage helpers for current city home owners. The estimated cost of building a Vancouver laneway house according to current trades materials and trades rates is about $110,000 or slightly over one hundred thousand dollars. With the BC Hydro fee for service hook-ups between $8,000 to even $20,000, this could bump up the cost of the laneway house construction by more than 20%! Originally, a service extension was proposed from the main house to the laneway home for a fee of about $500 - $600, which is much less. For an underground link between the two homes, it would be roughly $600 - $1,700, still much less than a new service connection to the Vancouver laneway house. This issue is still unresolved, so stay tuned for more news updates.

More About the Approved Legal Vancouver Laneway Housing Bylaw

According to Gregor Robertson, the mayor of Vancouver, the standard lot for a single family home can see the construction of a single laneway rental suite in Vancouver up to five hundred square feet in size. This 500 sq ft is the interior square footage or floor space that is allowed under the current Vancouver laneway housing bylaw and can only be built up one and a half stories/levels high (kind of a loft style floor plan). In the previous NPA council, Sam Sullivan, the previous major of Vancouver set the eco-density intitiative going and now, the government has seen it through. This positive green initiative is supposedly more environmentally friendly as it allows for more non-strata rental suites to be built on current single family Vancouver lots and allows for more affordable rental units that are located within the city. Through some current surveys, it was noted that more than two thirds of Vancouver city residents approved and agreed with the Vancouver laneway housing changes. Opponents of laneway housing in Vancouver cite both congestion and parking as key issues and problems that may result in this new legislation. According to the city councillors, laneway housing in Vancouver is important so that there is a great mix of rental units in the city and allows singles, couples and families to properly migrate into various housing types through their life, allowing them to stay in a specific Vancouver neighbourhood throughout their entire lifetimes. In addition, the newly approved Vancouver laneway housing bylaw will help the city’s low vacancy rates for rental suites, which have been below five per cent for decades now in this housing crunch.

The Next Steps for Vancouver Laneway Housing Applications and Approvals

For current Vancouver home owners who wish to build laneway housing on their lots, the approval process should be quite easy and quick. Remember that laneway housing in Vancouver will allow homeowners to built secondary suites in the back of their property and rent them out as mortgage helpers or positive cashflow, while supplying the Vancouver rental market with new suites that are affordable and well located. The City of Vancouver will start accepting applications for laneway housing construction projects in Vancouver starting Wednesday, July 29, 2009. A Vancouver laneway housing permit will cost only $899. The estimated cost for building a legal laneway house in Vancouver will be between the price point of $125,000 to $200,000 according to previous studies done. The Vancouver laneway house will also need to be inspected by the city in order for the occupancy permit to be allowed. These new rental suites will increase the number of new rental homes in the City of Vancouver, along with basement suites as well as the lock-off suites in condos (or basement suites in the sky) that are currently being contemplated by Vancouver city council for the downtown core. Remember that you can only get approved permits for Vancouver laneway house if you own a single family lot in the city. In addition, you must be living in the primary house yourself and the laneway house can only be a maximum of 500 sq ft costing at least $125k to build and properly finish. The Vancouver laneway house can only occupy the space reserved for a garage, and must have a separate entry that does not point in the same direction as the house entrance. You must also provide one off-street parking space for the renter in your new Vancouver laneway house for it to be approved.

More information about Burnaby Secondary Lock-Off Suites is located here.

Vancouver Approves Secondary Houses on Single Family Homes
Under discussion for years already, the City of Vancouver finally approves secondary laneway houses on single family lots that will allow up to 70,000 Vancouver home owners to create detached mortgage helpers on a standard thirty three foot lot. The Vancouver laneway houses can be up to 500 square feet in size and 1.5 stories high that will hopefully create more sustainable and green rental housing within the city itself. Hundreds of Vancouver homeowners have already applied for the secondary houses and Vancouver laneway housing permits that will cost you $899. Builders of these Vancouver laneway houses expect construction costs to run anywhere between $125,000 to $200,000. According to realtors, a completed laneway house on a Vancouver lot will increase the potential sales value of the house as the mortgage helper can add anywhere from $1250 to $1750 per month in rental income. Some senior homeowners who still own their single family home may consider building a Vancouver laneway house or secondary house, move into it and then rent out the main single family home on the lot to generate income during retirement.

City of Vancouver Approves Secondary Suites in the Sky - Essentially Vancouver Basement Suites or Condos Within Condos - Minimum Size of 280 sq ft

The City of Vancouver Council Passes “Mortgage Helpers” in the Sky for Condos within Condos

According to Metro Vancouver newspaper, the City of Vancouver has passed the bylaw that would allow for secondary suites within Vancouver high-rise condominiums. Citing a few problems with the current model, the City of Vancouver explained that availability as well as affordability are expected to rise with the ability to rent condos/rooms within condos legally in the City of Vancouver rental market. Secondary suites within high-rise Vancouver condominium towers are coming soon to the city, as new property developments will certainly take advantage of these incentives for mortgage helpers for new homebuyers. In a great move that will see the rise in the City of Vancouver’s rental condo stock and home affordability, the City of Vancouver coundil has agreed to the development of Vancouver secondary suites within condo homes. Often termed as mortgage helpers for sky suites, the City of Vancouver is the second municipality in the Lower Mainland to pass this form of secondary suite, just after Burnaby ok’d earlier this year. Just like a Vancouver basement suite, the Vancouver secondary suites in the sky will be lock-off units within condos that will be quite small, but affordable rentals. Much like UniverCity SFU Burnaby real estate development that is the first full-scale condominium project that has created floorplans that sustain secondary mortgage helpers and condos within condos, these Vancouver basement suites allow people to purchase a larger home while renting out these mortgage helpers to help pay down debt, and even make it more affordable for them to purchase new property. Many homebuyers may ultimately purchase a 3 bedroom condo with one of the bedrooms as a lock-off suite, as the Vancouver mortgage helpers or condominiums within condos will help pay part of the mortgage.

For details about the recently passed housing bylaw for legal Vancouver laneway housing, please refer to this link.

More About the Vancouver Secondary Suite Lock-Off Unit Plan

A secondary advantage of these Vancouver secondary suites is that it will help increase the Vancouver rental stock, which for decades has been very tight. With these basement suites or Vancouver lock-off suites the size of a small hotel room, the bylaws surrounding these mortgage helpers will be a minimum size of 280 sq ft with a bathroom, kitchen area. And for new Vancouver condo development, floorplans allowing lock-off suites down to 205 sq ft will be allowed upon a case by case scenario as long as all regulations are followed including security, storage and lighting in the Vancouver mortgage helper suite. Residentiaul suites the size of a five ton truck has never been seen in the rental Vancouver real estate market, so this is definitely a first. Allowing for families to age in place, homeowners can now rent out the suite before they have children and expand their own home during the time when their kids grow up, and then lock-it off again once their children leave, allowing Vancouver homeowners to effectively utilize and leverage their property investment. The City Council expects that it will take about 1 year before the first master-planned Vancouver condo real estate development will have secondary lock-off suites built into the floor plans. What people don’t realize is that the City of Vancouver allowed for secondary suites in the South Vancouver East Fraserlands real estate development.

More information about Burnaby lock-off suites and Burnaby secondary suites in the sky, please click here.

Rental Suites Inside Condos Approved by Vancouver City Council

According to Real Estate Weekly, the City of Vancouver have approved Vancouver lock-off suites within condos as small as two hundred and five square feet which is meant to ease the very tight rental market in the city. With Vancouver lock-off rental suites within condominiums becoming reality, many Vancouver condo owners will be able to rent out these ‘mortgage helpers’ to students or other individuals looking for small affordable spaces to live. Lending some of the approval to the City of Burnaby’s UniverCity development that saw the creation of these legal lock-off suites within condos, homebuyers in the Vancouver real estate market can now look from larger residences such as two and three bedroom condos and then rent out the legal rental suite within the condo to help with their mortgage payments, thereby making their own home into a valuable asset. With lock-off suites approved in Burnaby, the City of Vancouver has now followed suit, allowing for Vancouver lock-off suites within existing condos as small as 205 sq ft. In Burnaby, condo lock-off suites can be up to 240 square feet and were part of the UniverCity real estate master planned community for student housing. The rental suite or lock-off suite within the condo will have its own entrance, kitchen, bathroom and can be as small as 280 square feet in Vancouver down to 205 as a minimum as long as there is adequate lighting and storage for the tenant. Such rezoning and approval of Vancouver lock-off suites in condos will allow the densification of areas such as downtown Vancouver as well as Southeast False Creek in future developments. South Vancouver East Fraserlands had already gotten approval from City Council for secondary suites in strata units and that community is in its development stage right now.