Carriage Houses & Secondary Suites

Before you get started, please contact our Building and Planning department to arrange a pre-application meeting. We’ll take a look at your concept plans and guide you toward which steps may be required. This also helps expedite the permit application process. Complete applications help keep wait times down for everyone. Please note that incomplete applications will not be accepted.

Book your free appointment! Phone 250-490-2501 or email development@penticton.ca. Please allow two working days’ notice to schedule.

For related forms, visit our Building Permit Applications and Forms page.

To apply for a building permit from the City of Penticton, you’ll need to supply the following:

• A completed application package (pick up at City Hall, 171 Main Street, Penticton, or download from our Building Permits Applications & Forms page.)
• Agency agreement (if the property owner wishes to assign an agent to make the application on their behalf)

Additional requirements for carriage houses:

• Carriage Houses require Planning approval through Development Permits (DP).  Development Permits must be approved prior to a permit being issued.
• Proof of Registration from Licensing and Consumer Services through BC Housing. Formally known as Home Protection Office (HPO). Any questions regarding these requirements or other unique warranty circumstances should be directed to BC Housing Licensing & Consumer Services or at 1-800-477-7757.
• Two sets of plans including site, elevation and floor plans. See the application package for the complete list of requirements.
• Once your permit has been reviewed and any revisions completed, the permit will be issued. Inspections will be conducted at certain benchmarks to ensure compliance with City of Penticton Regulations and BC Building Code requirements.

Please note that incomplete application packages will not be processed and will be returned to the applicant. Be sure to check the Building Bulletins page for new rules or bylaws that may affect your project.

Contact the following organizations for requirements:

• Click or Call Before You Dig: 1-800-474-6886
• WorkSafeBC: 1-888-621-7233
• BC Housing for Licensing and Consumer Services: 1-800-407-7757

Occupancy of a carriage house or secondary suite is not permitted until a valid occupancy permit is approved and issued.

A valid business licence is required for rentals.

Be sure to check the Bulletins page for new rules or bylaws that may affect your project.

All permit applications require a non-refundable application fee of $180, or $80 for Plumbing Permits.

Currently, we are unable to accept credit card payments. Methods of payment are debit, cheque or cash.

You can review the Building Department Fee Schedule on our Building Permits Applications & Forms page for the full list of fees, including some flat fee permit types, reductions and other administrative fees.

The cost for most building permits is based on the value of construction, so the price will vary based on the amount of work to be done. When an application for building permit is made, an application fee must accompany the application. Any remaining fees are due at the time that the permit is ready to be picked up.

Construction costs or value means the total current monetary worth of all construction or work related to the building or structure. The current edition of the Marshall Valuation Services, the Marshall and Swift Residential Cost Handbook or such universal source of calculating valuation, as the building official deems reasonable, practical and expedient. Construction costs shall include:

• site preparation and civil work including excavation and the use of hoisting, pile driving, compaction or erection devices;
• all design documents, labour and fees involved in the design, investigative testing, consulting services, construction labour and management, even if provided by the owner, or donated voluntarily by others, contractor’s profit and overhead, sales taxes and the construction insurance; and
• all mechanical, electrical, plumbing, drainage and gas installations necessary for the carrying out of the construction to its completed form.

While there are no guaranteed timelines for building permits, we strive to issue permits in a timely manner. The timeline for all building permits depends on the completeness of the application, how quickly the City's comments are responded to, and volume of applications to be reviewed by each review group. 

Use MyCity to check on the status of your building permit, find out who the permit it has been assigned to, see any fees and charges and schedule inspections once permit is issued.

Upon receiving a completed permit application, the building department endeavours to provide confirmation that a permit can be issued, or a written deficiency list provided within the noted time frames.

Some projects requiring multi-department reviews may take longer. Please contact our office if you are making a large project application to arrange for a pre-application meeting.

Your project may qualify for a Residential Xpress (RXp) Building Permit, with the City's goal to review eligible applications within 1-14 business days. To learn more, visit our Building Permit Timelines page. 

Please be advised that City of Penticton Bylaw Enforcement Officers will be actively enforcing the carriage house regulations. Property owners who operate carriage houses without City approvals in place will be subject to bylaw enforcement, which may include fines.

Secondary Suite Bulletin

A secondary suite is a self-contained, accessory dwelling unit located within a single detached dwelling, which has at least one habitable room, used as a residence by one or more people, with self-contained sleeping, living, cooking and sanitary facilities. It must have direct access to the outside, without passing through any part of the principal residence.

For information about applying for a business licence, visit the Secondary Suites licensing page.

Secondary suites are permitted within a single detached dwelling in any of the following zones. Visit the Building Permits pages for more information. 

Rural Zones: FG (Forestry and Grazing), A (Agriculture), RC (Country Residential)

Urban Residential Zones: R1 (Large Lot Residential), R2 (Small Lot Residential), R3 (Small Lot Residential: Lane), RD1 (Duplex Housing), RD2 (Duplex Housing: Lane), RM1 (Low Density Cluster Housing)

City of Penticton Zoning Bylaw 2011-23  as amended from time to time, has a number of regulations which encourage the successful integration of secondary suites into single family areas. Adherence to these regulations must be shown on building plans drawn to scale and including a compliance table.

• Maximum gross floor area: 40% of the habitable floor area of the building up to a maximum of 90m2
• Minimum gross floor area: 32m2
• Amenity space: 15m2 each for the principal dwelling and the secondary suite
• Parking: One space in addition to the required parking for the single detached dwelling.
• Limitations of suites: Only one secondary suite shall be permitted per single detached dwelling.
• Sewer service: Secondary suites must be connected to a community sewer system unless the lot is 830m2 or larger and meets the requirements for an on-site sewer management system as regulated by the Public Health Act.
• Strata title: A secondary suite may not be sited or located on a separate parcel from the principal residence or be created as a strata lot within a single detached dwelling.

Getting an occupancy permit for a pre-existing suite is a similar process to constructing a new suite. Evidence must be provided through the building permit process that the suite generally conforms to the BC Building Code requirements for secondary suites.

Plans must be provided that show that the work that was done was completed in line with the BC Building Code. Alternatively, a report from a registered professional confirming that the suite meets the minimum health and safety standards may be submitted with the building permit application. Either way, an inspection of the existing suite by a city Building Inspector will be required before the suite can legally be occupied.

For information about licences, visit the Secondary Suites business licensing page. 

Prior to making plans to create a secondary suite, speak with neighbouring property owners to take into consideration any concerns they may have. Integrate parking and amenity areas in a way that will not infringe on the privacy of neighbouring residents or in a way that changes the character of the existing neighbourhood. City staff are available to help with planning for your suite.

Carriage House Bulletin

A carriage house is a stand-alone building on a residential property that also contains a single detached dwelling. The building may be purpose-built or may be a conversion of, or in addition to, an existing garage or accessory building.

For information about getting your business licence, visit the Carriage Houses licensing page.

Carriage houses are permitted on lots that contain a single detached dwelling in any of the following zones:

Rural Zones: FG (Forestry and Grazing), A (Agriculture), and RC (Country Residential). Please note that if your property is in the ALR, you will need ALC approval prior to constructing a carriage house.

Urban Residential Zones: R1 (Large Lot Residential), R2 (Small Lot Residential), R3 (Small Lot Residential: Lane), RD1 (Duplex Housing), RD2 (Duplex Housing: Lane) and RD3 (Residential Infill).

City of Penticton Zoning Bylaw 2011-23, as amended from time to time, has a number of regulations which encourage the successful integration of carriage houses into residential areas. Adherence to these regulations must be shown on building plans drawn to scale and including a compliance table.

Maximum building footprint for FG (Forestry/Grazing), A (Agriculture), RC (Country Residential) zones: 150 m2, or 15% lot coverage, not including the principal residence, whichever is less.

• Maximum building footprint for R1 (Large Lot Residential), R2 (Small Lot Residential), R3 (Small Lot Residential: Lane), RD1 (Duplex Housing), RD2 (Duplex Housing: Lane) and RD3 (Residential Infill): 90 m2, or 15% lot coverage, not including the principal residence, whichever is less.
• Maximum Carriage House Floor Area (CHFA) for FG (Forestry/Grazing), A (Agriculture), RC (Country Residential) zones: 150m2.
• Maximum Carriage House Floor Area (CHFA) for R1 (Large Lot Residential), R2 (Small Lot Residential), R3 (Small Lot Residential: Lane), RD1 (Duplex Housing), RD2 (Duplex Housing: Lane) and RD3 (Residential Infill): 135m2.
• Maximum height for FG (Forestry/Grazing), A (Agriculture), RC (Country Residential) zones: 7 metres.
• Maximum height for R1 (Large Lot Residential), R2 (Small Lot Residential), R3 (Small Lot Residential: Lane), RD1 (Duplex Housing), RD2 (Duplex Housing: Lane) and RD3 (Residential Infill): where a carriage house is accessed from a lane, the maximum height is 7m and two floors. Where no lane exists, the maximum height is 5.0m and one floor.
• Minimum lot area: 370 m2, regardless of zoning
• Setbacks: Shall be the same as for a principal building for the zone the carriage house is located in except for the rear yard setback, which shall be a minimum of 1.5m in all zones.
• Siting for FG (Forestry/Grazing), A (Agriculture), RC (Country Residential) zones: anywhere on the lot, subject to setback requirements.
• Siting for R1 (Large Lot Residential), R2 (Small Lot Residential), R3 (Small Lot Residential: Lane), RD1 (Duplex Housing), RD2 (Duplex Housing: Lane) and RD3 (Residential Infill): Carriage houses shall be located no closer to the front lot line than the principal dwelling.
• Minimum amenity space required for carriage houses is 15m2 each for the principal dwelling and for the carriage house.
• Privacy: where a carriage house has windows on a side yard within 1.5m of another property, all windows must be opaque.
• Parking: One space in addition to the required parking for the single detached dwelling. Vehicular access to the carriage house shall be from a lane only, if the property has lane access. All required parking spaces shall be located on the subject property.
• Limitations: Only one carriage house is permitted per property and is not permitted in conjunction with a secondary suite in a principal dwelling, duplex, apartment or bed and breakfast homes.
• Strata title: A carriage house may not be sited or located on a separate parcel from the principal residence or be created as a strata lot.

Please refer to the City’s Zoning Bylaw for the most up-to-date information on carriage house regulations, as they may change from time to time.

The ALR is administered by the Agricultural Land Commission (ALC). The ALC does not consider a carriage house as a permitted use on properties in the ALR. Please contact the ALC directly to learn more.

Don't forget your business licence! Visit our Carriage House Business Licence page for details. 

Prior to making plans to create a secondary suite, speak with neighbouring property owners to take into consideration any concerns they may have. Integrate parking and amenity areas in a way that will not infringe on the privacy of neighbouring residents or in a way that changes the character of the existing neighbourhood. City staff are available to help with planning for your suite.

Building Department
Phone: 250-490-2501
Email: buildinginfo@penticton.ca

Planning Department
Phone: 250 490-2501 
Email: planning@penticton.ca

For information involving business licences, contact:
Business Licensing
Phone: 250-490-2488
Email: businesslicences@penticton.ca