Garden Suites

It is legal to construct a garden suite or convert an existing building to a garden suite with a Building Permit in Saanich. They are permitted on most single family residential or two family residential (RS-zoned or RD* zoned) properties inside the Sewer Service Area and/or the Urban Containment Boundary. Property owners should be aware that parcels may be subject to private covenants that do not permit garden suites – this is the responsibility of the property owner.

What is a Garden Suite? These suites are detached, ground-oriented dwellings typically located in the rear yard of a property with a single family dwelling as its principal use. A garden suite can only contain one dwelling unit. This housing form contributes to the supply and diversity of housing available within Neighbourhood areas. Garden suites can be used for family or as rental units but cannot be used for short-term rentals (e.g. Airbnb) or Bed and Breakfast use.

Basic Eligibility Criteria

To be eligible for a garden suite, a residential lot must meet the following basic eligibility criteria:

  • Be in an RS or RD* zone
  • Be within the Sewer Service Area and/or within the Urban Containment Boundary
  • Be a minimum size of 400 m2
  • Be a minimum width of 12 m
  • Contain a single family dwelling as the principal building on the lot.

In addition to these basic requirements, there may be other considerations that could affect the eligibility of your lot for a garden suite such as the lot coverage or a statutory right-of-way.

*Note that RD zones may be eligible to construct a single detached dwelling under Schedule G in the Zoning Bylaw. Please see the Small-Scale Multi-Unit Housing webpage or contact planning@saanich.ca for information.

How many units can I build on my property?

  • For more information on how many units you can build, and of what type, see this info sheet about adding dwelling units on your property.

Prior to Application Process

  • It is strongly recommended that you review these questions prior to making an application for a Building Permit. 
    • Contact Engineering to discuss servicing for your property.
  • For information about your property (e.g. location, zoning, lot size and width) visit SaanichMap.

Application Process

Before you can start building your garden suite, you will need:

  1. An approved Building Permit for the construction of the structure.
  2. Depending on your site, you may also require an approved Tree Permit.

Additional Resources

Frequently Asked Questions (FAQ)

For your convenience, frequently asked questions about garden suites are organized into five categories. For quick access to specific questions and answers, choose from the categories below.

  1. Prior to Application
  2. Application
  3. Building and Site Design
  4. Servicing
  5. Parking and Access

PRIOR TO APPLICATION

I am considering building a garden suite on my property. What should I do first?

  1. Determine if your property is eligible for a garden suite.
  2. Review these questions.
    • Contact Engineering to discuss servicing for your property.
  3. Create a dimensioned site plan to help you visualize the possibilities for a garden suite on your property. You can do this yourself, or you can contact a licensed builder or building designer to assist you.

How do I find the size of my lot?

  • SaanichMap is an online mapping tool that allows you to access information about your property such as zoning, and lot size and width. You can also use SaanichMap to find out if your property is inside the Sewer Service Area and/or in the Streamside Development Permit Area.

Can I convert an existing accessory building into a garden suite?

It may be possible to convert an existing accessory building into a garden suite. The process, however, is different from the construction of a new garden suite and may require additional steps to complete the necessary applications.

To determine whether conversion of an existing accessory building is an option, you will need to:

  • Determine if your existing accessory building complies with the zoning and design regulations, and what alterations or variances may be required.
  • Work with a Registered Architect, Licensed Home Building Inspector, Licensed Residential Builder or other professional with experience in home building/design to complete a Building Code Assessment Report. This will allow you to determine how your accessory building must be modified to meet the BC Building Code for residential use.

Can I have both a garden suite and a secondary suite?

Yes, as of June 30, 2024 both a garden suite and a secondary suite will be permitted on RS and RD zoned properties.

Am I allowed to rent my garden suite as a short-term rental?

Short-term rentals (e.g. AirBnb) or Bed and Breakfasts are not permitted in garden suites. Garden suites are for long-term rental only.

What is a Title Search and why is it needed?

A Title Search is a record issued by the Land Title Office setting out the particulars of a title to land, generated from information contained in the land title register at a specific point in time. The Title Search lists the property owner(s), the legal description of the parcel, and any charges, liens, and interests registered against the Title.

You need to provide a Title Search to show ownership and to identify any encumbrances. Copies of any encumbrances (e.g. covenants, statutory rights of way, easements) are needed so that staff can determine how they might impact your proposal for a garden suite.

How do I get a Title Search?

You can get a Title Search online from the Land Title and Survey Authority of BC.

Remember that the Title Search must be current within 30 days of your application date. In addition, all registered owners on the property title must be listed on the application form and provide their signature.

What is an Archeological Information Request and why is it needed?

To support the Calls to Action that were developed by the Truth and Reconciliation Committee and endorsed by Council, Saanich requires that all applicants undertake a data search through the Provincial Archaeology Branch. The purpose of this is to support the Heritage Conservation Act that recognizes the historical, cultural, scientific, spiritual, and educational value of archaeological sites to First Nations, local communities, and to the general public.

As the Province has jurisdiction over archaeology, you are required to confirm the details of this with the Archaeology Branch.

All applicants are required to submit confirmation of their BC Archaeological Information Request. It is suggested that this process be started as soon as possible to avoid any delays. Please submit confirmation of the request to the Archaeology Branch as well as the results when they are completed.

How do I request Archeological Information?

You can request this information about your property here.

APPLICATION

What permits do I need to build a garden suite?

You will need a Building Permit and Plumbing Permit. If trees are impacted by your development, you may need a Tree Permit. Other permits required would be applied for through Technical Safety BC, i.e. electrical or gas permits.

How long will the permit process take?

Upon receipt of a complete application, it will take approximately six weeks to obtain a Building Permit.

BUILDING AND SITE DESIGN

Who can help me prepare my plans for a Building Permit for a Garden Suite?

We recommend you work with a building designer or licensed builder to prepare your plans. If you’re looking for someone to work with, you could try: 

  • Asking your friends or family for recommendations;
  • Searching online for local building designers and/or licensed builders; and/or
  • Reviewing applications posted to Saanich’s Permit and Development Tracker page to find the names of local companies.

SERVICING

Will I need to upgrade my plumbing when I construct my garden suite?

To meet the BC Building Code, at minimum you will require a 3/4 inch (19 mm) water service for your single family dwelling and garden suite. You will need to work with a professional plumber or mechanical engineer to determine if a 3/4 inch (19 mm) water service is adequate for the number of plumbing fixtures (existing and proposed) on your property.

Am I required to connect the garden suite to the municipal stormwater service?

Yes, a connection to the municipal stormwater service is required. A garden suite is a single family dwelling and it must be built to the standards of a single family dwelling under the BC Building Code. Among other things, the garden suite must be built on a foundation, it must have a drainage system, and it must be connected to the municipal services, including stormwater.

If there is not a storm sewer connection to the property line, the owner must establish a connection and ensure that it connects to the new garden suite.

Alternative stormwater management systems (e.g. rain barrels, drain rock) are permitted, in addition to a connection to the storm sewer.

Will I have to connect my principal dwelling to the municipal stormwater service if it is not connected currently?

If you are applying for a Building Permit for a garden suite, you are not required to connect the principal dwelling to the storm service, however, the garden suite does require either an appropriate drain service connection or an infiltration gallery for stormwater run-off disposal. Refer to Schedule F of the Subdivision Bylaw.

PARKING AND ACCESS

Can I have a second driveway for the garden suite?

On corner lots, yes, you are permitted to provide a second driveway to the lot from the adjacent residential street. You are not permitted to add a second driveway on lots that are NOT on a corner. In addition, the maximum combined driveway width is 7 m for both the principal dwelling and garden suite. Refer to the Driveway Access Bylaw for permitted driveway locations.

What are my options for the layout of parking spaces on my property?

You may use a tandem parking configuration for the two parking spaces that are for the principal dwelling. The third parking space for the garden suite may NOT be a tandem configuration and it cannot be located in the garage of the principal dwelling.

How many parking spaces are required on my property?

A total of three parking spaces are required, two parking spaces for the principal dwelling and one parking space for the garden suite. If you have a Secondary Suite and a Garden Suite an additional parking stall is required making a total of four parking spaces.

Am I required to provide EV charging for the garden suite parking space?

This is now a regulation in Zoning Bylaw, 2003. You are required to provide one energized outlet capable of providing Level 2 charging for the parking space for the garden suite. You do not need to provide an EV charger, but you must provide electrical servicing to the parking space so that a charger could be installed in the future.