Secondary and backyard suites are two housing options allowed in the Halifax Regional Municipality (HRM) since September 1, 2020. Both provide opportunities to add rental units on residential properties, but they differ in design, approval processes, and usage. Secondary suites are self-contained units within the main home (e.g., basement apartments) with a maximum size of 80 m². Backyard suites are standalone buildings (e.g., above garages) with a maximum size of 90 m², or 60 m² in some areas like Halifax Peninsula and Downtown Dartmouth.
Key points:
- Only one suite type is allowed per property.
- Neither option requires additional parking.
- Secondary suites follow the same rules as the main dwelling, while backyard suites must meet accessory building standards.
- Financial aid is available, including grants up to $12,913 and forgivable loans up to $40,000.
Quick Comparison
| Feature | Secondary Suites | Backyard Suites |
|---|---|---|
| Location | Inside the main dwelling | Standalone structure on property |
| Max Floor Area | 80 m² | 90 m² (60 m² in restricted areas) |
| Zoning Compliance | Matches main dwelling rules | Follows accessory building regulations |
| Civic Addressing | Separate civic number | Separate civic number |
| Parking | No additional parking required | No additional parking required |
Choosing between these options depends on your property’s layout, budget, and rental goals. Secondary suites are often quicker and less costly to build, while backyard suites offer more privacy and flexibility for tenants. Both contribute to HRM’s housing stock and can provide rental income, with proper planning and adherence to local regulations.
What To Consider Before Building Backyard Suites In Halifax
Secondary Suites in HRM: Approval Process and Constraints
Secondary suites offer property owners a straightforward way to generate rental income, provided they successfully navigate the rules and approval process. These suites come with specific requirements that differ from other types of construction.
Where Secondary Suites Are Allowed
In Halifax Regional Municipality (HRM), secondary suites are permitted in almost all low-density residential zones. They can be added to single-unit homes, duplexes, or townhouse-style dwellings, but they are not allowed as an accessory to apartment buildings[3][2].
The amendments introduced on September 1, 2020, extended these permissions to nearly all areas zoned for low-density residential use, covering a large portion of HRM neighbourhoods[1]. To determine the specific regulations for their property, owners can consult the Interactive Property Information map to identify their Land Use By-law zone.
HRM maintains consistent standards across zones, including a maximum floor area of 80 m² for secondary suites[3][1].
Approval Process and Timelines
The process starts with applying for a Residential Building Permit through HRM's online portal. Applicants must provide detailed property information, suite specifications, and supporting documents.
Permit processing times have improved significantly. In the first quarter of 2023, residential building permits were processed in an average of 17 calendar days - down from 33 days in the previous year. The municipal target is 14 days, and construction permits were processed even faster, averaging just 7 days[7].
Applications must include architectural and site plans that detail lot dimensions, building footprints, and distances to property boundaries[3]. If the property is within the municipal wastewater boundary, additional water permits may be required.
The Residential Development Permit Application Fee is $200, along with a $2 Residential Unit Based Solid Waste Fee[4]. After submitting the application, property owners should carefully review design constraints to ensure compliance with municipal regulations and building codes.
Design and Use Constraints
Secondary suites in HRM must meet strict design standards. The maximum floor area of 80 m² applies across all zones, with no minimum size requirement[5][6]. This means careful planning is essential to make the most of the available space.
Building code compliance is non-negotiable. Suites must adhere to the Nova Scotia Building Code Regulations and HRM By-law B-201, covering structural integrity, electrical systems, plumbing, and fire safety requirements[3].
During the building permit application process, the suite must also be assigned a separate civic number from the main dwelling[3]. Setback, size, and height requirements for secondary suites match those of the primary structure, ensuring consistency with the main dwelling's parameters[1][3].
Financial considerations are also part of the equation. HRM's Second Unit Incentive Program (SUIP) offers non-repayable grants of up to $12,762.96 to help offset costs like Halifax Water fees and water/wastewater infrastructure expenses[9]. Additionally, the Province of Nova Scotia provides forgivable loans of up to $40,000 through its Secondary and Backyard Suite Incentive Program[8][9]. However, properties benefiting from these financial incentives must commit to long-term housing use, ruling out short-term rental conversions and aligning with HRM's housing strategy.
Backyard Suites in HRM: Approval Process and Constraints
Backyard suites are detached rental units built on existing residential lots. They share some similarities with secondary suites but follow a separate set of rules that influence their design, approval process, and overall cost. These regulations ensure that backyard suites meet specific standards distinct from those applied to secondary suites.
Where Backyard Suites Are Permitted
In Halifax Regional Municipality (HRM), backyard suites are allowed in various low-density residential zones. However, their construction depends on meeting specific lot size and zoning requirements, which can sometimes limit their feasibility. Property owners should check their zoning designation using HRM's property information tools to confirm whether their lot qualifies. In some cases, local rules may restrict the number of accessory dwelling units permitted on a single property, so owners must decide which type of unit best suits their needs. Additionally, these structures must comply with setback requirements to maintain a respectful distance from neighbouring properties. These zoning rules form the foundation for further steps in the approval process.
Steps to Obtain Approval
Once zoning eligibility is confirmed, the approval process involves several steps. Property owners must apply for a residential building permit through HRM's online portal. This application includes submitting site plans, architectural drawings, and documentation of independent utility connections. Although permit processing times have improved, backyard suite applications may require extra review to address unique site conditions or utility challenges. Beyond the standard fees for secondary suites, additional costs may arise, including utility upgrades and multiple inspections covering foundation, framing, electrical, plumbing, and final occupancy.
Design and Building Code Requirements
Backyard suites must adhere to the same maximum floor area restrictions as secondary suites, requiring careful space planning. They must also meet the Nova Scotia Building Code Regulations, focusing on fire separation, egress, and essential safety systems. While building a detached structure can simplify some foundation and structural requirements compared to retrofitting an existing building, the design must still account for local climate factors like snow loads, wind resistance, and moisture management. Independent utility connections to municipal services are mandatory, which can sometimes involve infrastructure upgrades. Additionally, local parking regulations may require an extra parking space for the suite, all while adhering to setback and landscaping rules.
Financial incentive programs aimed at secondary suites may also apply to backyard suites, reflecting HRM's commitment to supporting long-term rental housing options. These incentives can help offset some of the costs associated with building these units, making them a more attractive option for property owners looking to expand their rental offerings.
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Secondary Suites vs Backyard Suites: Side-by-Side Comparison
Key Differences and Similarities
When deciding between a secondary suite or a backyard suite, it’s important to weigh their features and how they fit your property’s needs. Both types are considered accessory uses in eligible HRM zones, but they differ in some key ways.
| Feature | Secondary Suites | Backyard Suites |
|---|---|---|
| Location | Fully integrated within the main dwelling (e.g., a basement apartment) [1] | A standalone structure on the property (e.g., above a garage or as a detached unit) [1] |
| Maximum Floor Area | 80 m² [1] | 90 m² or the maximum size allowed for accessory buildings, whichever is smaller [1] |
| Special Area Restrictions | Must comply with the zoning rules of the main dwelling [1] | In Halifax Peninsula and Downtown Dartmouth, the footprint is limited to 60 m² [1] |
| Zoning Compliance | Matches the setbacks, height, and size rules of the main dwelling [1] | Follows zoning rules for accessory buildings like garages [1] |
| Parking Requirements | No additional parking needed [1][2] | No additional parking needed [1][2] |
| Civic Addressing | Assigned its own civic number separate from the main dwelling [2] | Assigned its own civic number separate from the main dwelling [2] |
| Property Limitation | Only one suite type is allowed per property [2] | Only one suite type is allowed per property [2] |
This comparison highlights the main differences, but recent regulations have added more clarity to these distinctions.
Recent Regulatory Changes
Recent updates to building codes now clearly separate secondary suites from two-unit dwellings. Both secondary and backyard suites are also assigned independent civic numbers to ensure proper municipal addressing [2].
Choosing the Right Option for Your Property
To decide between a secondary or backyard suite, think about how each complements your property. For instance, existing outbuildings like garages can be converted into backyard suites if they meet current building and plumbing codes [9]. Backyard suites also offer slightly more space, with a maximum of 90 m² compared to 80 m² for secondary suites [1].
Make sure to review HRM’s zoning and building code regulations to determine which suite type works best for your property and your goals.
Practical Considerations for Property Owners
Cost and Timeline Estimates
When planning to build secondary or backyard suites in HRM, it’s essential to account for both costs and timelines. Expenses can vary significantly based on the scope of the project, with property owners often facing notable upfront costs [2].
Fortunately, financial assistance is available. The HRM Second Unit Incentive Program (SUIP) provides non-repayable grants of up to $12,912.96 for eligible first-time secondary unit builders. This includes a Halifax Water Fees Grant of up to $2,912.96, which covers Regional Development Charges and inspection fees for backyard suites, and a Water and Wastewater Infrastructure Costs Grant of up to $10,000 for connecting new units to Halifax Water systems or private well and septic setups [8].
Additionally, the Province of Nova Scotia's Secondary and Backyard Suite Incentive Program offers forgivable loans of up to $40,000 to help offset construction costs [8]. Combining these programs, eligible property owners could access more than $50,000 in financial support.
Timing is another critical factor. Applications for the SUIP must be submitted by June 1, 2026, with construction completed and an occupancy certificate obtained by October 11, 2026 [8]. Keep in mind, these units must serve as long-term housing. Switching to short-term rentals within five years would require the full grant to be repaid [8].
Construction timelines typically range from 6 to 18 months, depending on factors like service connection methods. Whether you opt to share systems with the main dwelling or install separate ones will significantly impact both costs and duration [2]. Understanding these details early can help you avoid delays and keep your project on track.
Common Pitfalls and How to Avoid Them
Building a secondary suite isn’t without its challenges. Many property owners underestimate the complexity of coordinating multiple aspects of the construction process. Common issues include design compliance problems, service connection difficulties, and miscommunication among contractors. These coordination failures often lead to budget overruns of 30–60% and extend project timelines from the expected 8 months to well over 18 months.
One frequent mistake is failing to fully understand zoning requirements before starting construction. This oversight can result in costly mid-project design changes. Similarly, assuming that existing service connections can be easily extended without proper engineering assessments can lead to significant complications.
To avoid these issues, it’s a good idea to consult HRM Planning & Development early in the process. They can clarify permit fees, zoning requirements, and other details, helping you sidestep unexpected costs [2].
Integrated Construction Approaches
To tackle these challenges, many property owners are turning to integrated construction approaches. Unlike traditional methods, where different teams handle separate aspects of the project, an integrated approach consolidates accountability and simplifies execution. This strategy aligns well with the earlier approval and coordination challenges.
A great example is Helio Urban Development, which uses a design-build model to address common construction problems. Their team offers fixed-price construction at $160,000 per unit, completes projects in 6 months, and even imposes a $1,000-per-day penalty for delays. This approach eliminates the average coordination waste of $47,000 and ensures rental income begins on time.
For a suite generating monthly rent between $1,950 and $2,100, delays can mean losing approximately $8,800 per month in potential revenue. Integrated firms also enhance transparency by providing daily photo updates and conducting triple quality checks with P.Eng inspections. By streamlining the process, these firms transform what could be a stressful project into a predictable investment opportunity, potentially yielding a 12–20% annual ROI.
Conclusion: Making the Best Choice for Your Property
Deciding between a secondary suite and a backyard suite comes down to your property's layout, your budget, and your rental goals. Secondary suites are often a good fit for homes with basements that can be converted. They typically have lower upfront costs, quicker approval processes, and are a practical option if your property meets zoning and safety requirements.
On the other hand, backyard suites offer more design freedom and the advantage of a completely separate living space - something many tenants find appealing. While they may require a larger investment and involve longer construction timelines due to more complex approvals, they can be a strong choice for property owners looking to boost rental income over the long term.
To help offset some of the costs, financial incentives offered by HRM and Nova Scotia can be a valuable resource. Be sure to carefully review the eligibility criteria and deadlines for these programs to make the most of the available support.
Many property owners are also shifting towards integrated construction methods. These approaches simplify the process by providing single accountability, reducing coordination headaches, and delivering more predictable timelines - key factors for a successful project.
FAQs
What are the main differences in the approval process for secondary suites and backyard suites in Halifax?
In the Halifax Regional Municipality (HRM), getting approval for secondary suites and backyard suites is generally a straightforward process. Secondary suites are typically part of the main home - like a basement apartment or an attached unit - while backyard suites are standalone structures built elsewhere on the same property.
The approval process hinges on factors like zoning rules, the size of the property, and whether the design meets municipal standards. Secondary suites tend to face fewer hurdles since they’re part of the existing home, but backyard suites often come with extra requirements. These might include setbacks from property lines, utility connections, and height restrictions. Both options aim to add flexibility to housing, but it’s crucial to carefully review the specific rules for your property to avoid unnecessary delays or extra costs.
What financial support is available for building secondary or backyard suites, and who qualifies?
The Secondary and Backyard Suite Incentive Program in Nova Scotia offers homeowners a forgivable loan to help cover the expenses of building secondary or backyard suites on their primary residence. Through this program, homeowners can receive funding for up to 50% of eligible project costs, capped at $40,000. The loan is forgiven over five years, with 20% forgiven each year, provided all program requirements are met.
To be eligible, you must meet the following criteria:
- Be the registered owner of the property and live there as your principal residence.
- Have fully paid your property taxes.
- Be a resident of Nova Scotia.
There are additional conditions, so it’s a good idea to consult the program guide to confirm your eligibility. This initiative is an excellent opportunity to create rental units or spaces for multi-generational living while benefiting from financial support.
What challenges do property owners in HRM face when building secondary or backyard suites, and how can they address them?
Property owners in the Halifax Regional Municipality (HRM) often encounter obstacles like navigating intricate municipal approval processes, deciphering zoning regulations, and dealing with design or budget limitations. These challenges can lead to delays or unexpected costs if not handled carefully.
To tackle these issues, it’s essential to get acquainted with HRM’s requirements. For example, submitting detailed site and construction plans is a must when applying for permits. Zoning rules should also be reviewed early in the process to avoid surprises - secondary suites are limited to 80 m², while backyard suites can go up to 90 m², and parking requirements must also be met.
Budgeting is another critical factor. Construction costs typically start at approximately $1,680 per square metre, so proper financial planning is key. Exploring grants or factoring in potential rental income can help manage expenses. On top of this, ensuring compliance with safety standards - like fireproofing and soundproofing - can make the entire process much smoother. Thoughtful preparation and attention to these details can save both time and money.
