Guide to Secondary Suites in the District of North Vancouver
In North Vancouver, the idea of a “mortgage helper” is more than just a real estate catchphrase—it’s a practical solution for many homeowners. Secondary suites, often known as basement suites, nanny suites, or in-law suites, are a longstanding feature in the District of North Vancouver (DNV). But understanding what’s permitted—and what’s not—can make a big difference whether you're buying, selling, or renovating a home with a suite.
This article focuses on secondary suite rules specific to the District of North Vancouver, which differs from the rules in the City of North Vancouver or District of West Vancouver.
If you’re considering a home with a suite—or thinking of adding one—here’s what you need to know.
Disclaimer: This article is for general informational purposes only and does not constitute legal, financial, or building code advice. Property owners and buyers should consult the District of North Vancouver, licensed professionals, or legal advisors for guidance specific to their situation and home.
What Is a Secondary Suite?
A secondary suite is a self-contained living unit located within a single-family home. It includes its own kitchen, bathroom, and living space, and is legally considered part of the main dwelling (not a separate strata unit).
These suites have been permitted in the DNV since 1997 and are intended to provide additional rental housing while helping homeowners offset rising costs.
Can I Build a Secondary Suite in the District of North Vancouver?
Most single-family homes in the DNV are eligible to add a suite, as long as the following general requirements are met:
- The property is zoned to permit a secondary suite
- The suite is attached to the main home—not in a detached building
- The suite is no larger than 130 m² (1,399 ft²) or 49% of the total floor area of the home (whichever is smaller)
- The combined square footage of all structures on the property complies with zoning density limits
- The property has three off-street parking spaces
Before beginning construction, you’ll need to apply for a building permit and follow the District’s application and inspection process.
How to Register or Legalize a Secondary Suite
If you already have a suite, you are required to register it with the District, even if it was built years ago or is currently vacant. Registration ensures appropriate utility charges are collected and helps the District maintain accurate housing data.
Registration does not mean an inspection will be automatically triggered. However, the homeowner is responsible for ensuring the suite meets building code and is safe for occupancy.
To register, contact the DNV’s Property Use department at 604-990-2480 or email propertyuse@dnv.org.
What if I Don’t Want to Pay Utility Charges for a Vacant Suite?
To avoid paying extra utility fees on an unoccupied suite, you must remove the cooking facilities (typically the stove or range) and follow the DNV’s process for electrical disconnection and inspection. A licensed electrical contractor must obtain a permit, perform the work, and schedule an inspection with the District.
What About Unauthorized Suites In the District of North Vancouver?
An unauthorized suite is a secondary unit that was added without the proper permits, registration, or compliance with District bylaws. These suites are relatively common across North Vancouver, particularly in older homes.
Importantly, any suite constructed prior to 1997—when the District of North Vancouver first legalized secondary suites—is unauthorized by default, unless it has since been brought into compliance through the District’s registration, permit or inspection process. Before that time, zoning bylaws did not allow for suites at all, so even longstanding basement or nanny suites are not automatically “grandfathered in” or considered legal.
It’s also important to understand that homes with a registered suite does not mean that the suite was built with permits or complies with the BC Building Code. A suite may be registered for utility billing purposes but still be unpermitted.
If an unauthorized suite is discovered—whether through a complaint, District inspection, or during a property sale—the District may require the homeowner to:
- Remove the cooking facilities,
- Legalize the suite through a building permit and inspection process,
- Take other remedial steps to bring the suite into compliance, or
- Simply register the suite and pay the applicable utility charges.
If you're considering buying a home with a suite, it’s crucial to determine whether it is both registered and permitted. If the suite is unauthorized, prior to making an offer, the homeowner should provide you with a disclosure of material latent defects noting the unauthorized suite and unpermitted work. This allows a buyer to assess the risks and obligations associated with purchasing the property.
How Can I Tell If a Suite Is Registered with the District?
One simple way to check if a secondary suite is registered with the District of North Vancouver is to request a copy of the property's tax and utility notice. If the home has a registered suite, an additional charge for secondary suite utility services (water and sewer) will appear on the bill.
Your real estate agent can help you obtain this information and confirm the suite's status during the due diligence process. But remember—a suite being registered does not automatically mean it was built with permits or meets building code standards.
Does a Secondary Suite Add Value to My Home?
In most cases, yes.
While not every buyer is looking for a suite, homes with secondary suites generally appeal to a wider market—from multi-generational families to younger buyers looking to offset mortgage costs.
This broader appeal can translate to higher resale value and faster marketability, especially in areas like North Vancouver where housing affordability is a key concern.
How Can I Search for Homes with a Suite in North Vancouver?
Looking for North Vancouver homes with a suite? On our website, registered users can access an advanced filter that allows you to search for all homes with a secondary suite—whether registered, legal, or unauthorized.
This tool is ideal for buyers specifically seeking homes with mortgage helpers, rental income potential, or space for extended family.
Start your search here:
👉North Vancouver Homes with Suites – RealEstateNorthShore.com
Buying or Selling a Home with a Suite?
If you’re buying, confirm with your agent whether the suite is registered and compliant. Review property records, zoning, and building permits to ensure everything is in order—especially if you’re relying on rental income.
If you’re selling a home with a suite, make sure you disclose whether it is authorized, and be prepared to provide documentation or clarify the suite’s legal status.
Additional Resources
- District of North Vancouver – Secondary Suites Info
- Contact Development Services at 604-990-2480
Let’s Talk About Your Plans
Whether you’re buying a home with a suite, thinking about adding one, or planning to sell a property with an existing unit, our team is here to help.
We know the District of North Vancouver’s policies inside and out—and we’ll work with you to navigate the local zoning, permitting, and valuation process with confidence.
Thinking of a move? Let’s talk.
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