Calgary Secondary Suite Amnesty 2026: Cost and SSIP

Photo: Nicewomanizer, CC BY-SA 3.0, via Wikimedia Commons

Author: Michael Smith, Michael Smith Team
Last updated: October 26, 2026

The City of Calgary's Secondary Suite Amnesty Program ends December 31, 2026. Homeowners who use it before then can avoid development permit charges and registration fees, the City says. The building permit isn't waived: for an existing suite it is $205.92. The City's Secondary Suite Incentive Program (SSIP), a grant of up to $10,000 per home for safety items, is closed.

Time check: As of October 26, 2026, about nine weeks remain before the December 31, 2026 deadline. The City doesn't say whether that date means when you apply or when you finish, so check timing with the City's Planning Services Centre at 403-268-5311. If your project needs a development permit, the City lists 10 to 12 weeks for that step. Start early.

What Is the Calgary Secondary Suite Amnesty, and When Does It End?

The City of Calgary's Secondary Suite Amnesty Program ends December 31, 2026. While it runs, it waives the development permit and registry fees for legalizing an existing suite that isn't registered yet. Calgary City Council voted to extend it to that date. Its reduced-requirements path is for suites built before March 12, 2018.

A suite built before that date may qualify for reduced requirements if you sign an owner declaration and a Safety Codes Officer assesses it. The amnesty doesn't cover everything: the building permit, any trade permits and the construction itself still cost money.

Not sure where your suite stands? Call us at 403-919-2247 or email Michael@mstrealty.ca. We'll help you work out your next step before the deadline.

How Much Does It Cost to Legalize an Existing Suite in Calgary?

As of October 26, 2026, the City of Calgary's fees to legalize an existing basement suite are a $205.92 building permit, $0 for the development permit and registry while the amnesty runs, and trade permits from $116.50 each. The cost of the work depends on which safety items are missing, and the City doesn't publish a price for it.

Here are the City's fees for legalizing an existing suite:

• Building permit: $205.92
• Development permit, if one is needed: $0
• Secondary Suite Registry fee: $0
• Trade permits (electrical, plumbing, mechanical), where the work needs them: from $116.50 each. A contractor's permit is priced on the value of the work, with $116.50 as the City's minimum

The $116.50 homeowner permits are for owners who live in the home and do the work themselves. If wiring or plumbing is already finished and hidden behind drywall without permits, the City says a homeowner permit can't be issued. A licensed contractor has to apply, and the inspector may ask for drywall to be removed.

For comparison, City Building Advisory B23-003 (February 2024) listed the two waived fees as a $497 development permit and a $244 registry fee, about $741 combined, based on 2024 fees. The City says any construction needed to meet safety standards "should be minor." If parts of the suite are missing or have been altered, the suite may not count as an existing suite. HomeStars puts an egress window at about $2,500 to $4,500 each, including concrete work.

Backyard suites show the same $0 development permit and registry fees in the City's fee schedule.

New-build cost context: Contractor price guides for 2026 put building a new legal basement suite at roughly $58,000 to $110,000. HomeStars, a contractor marketplace, lists $60,000 to $110,000, and one Calgary basement contractor, OAF Construction, lists $58,000 to $100,000 and up. These are contractor-published planning estimates, not City figures. They price building a suite, not legalizing one that already exists.

Is the Calgary Secondary Suite Incentive Program (SSIP) Grant Still Available?

No. As of October 26, 2026, the City of Calgary's Secondary Suite Incentive Program (SSIP) is closed to new applications, and the City says applications closed as of September 28, 2026. Applications made after June 23, 2026 went on a waitlist, and the City hasn't said whether it will fund that waitlist.

In August, the City said homeowners already under review remain in line for funding. For the current status, check the City's SSIP page.

SSIP reimbursed up to $10,000 per home for safety items. Here is what the City capped, by item:

• Egress windows: up to $1,500
• Hardwired, interconnected smoke and carbon monoxide alarms: up to $1,000
• Protected exiting: up to $1,000
• Smoke-tight barrier (the fire-rated wall and ceiling between suite and main home): up to $4,000
• Split heat or separate air equipment, not required for every suite: up to $6,000

The City also set two separate extras: up to an additional $1,900 for ENERGY STAR equipment and up to an additional $7,500 for accessible spaces.

The City's SSIP grant program requirements: applicants had to own the home, apply once per person, and have a suite inside the main home, not a backyard or detached suite. They also needed an active building permit when they applied and had to finish a mandatory eLearning course. Work done before applying didn't qualify for funding. A suite funded through SSIP can't be licensed as a short-term rental for two years.

What Does a Legal Suite Need in Calgary? Egress Windows, Fire Separation and Permits

In Calgary, a legal suite needs a building permit, fire separation from the main home and, for any bedroom, an egress window (an escape window). The window needs a clear opening of at least 0.35 m² (3.8 ft²) and no side shorter than 380 mm (15 inches), and it must open without keys, tools or special knowledge.

Expect at least two inspections, rough-in and final, plus inspections for any trade permits. The building permit confirms the construction meets the building code. You may need a development permit too if your design or location doesn't meet Land Use Bylaw rules (the City's zoning rulebook), such as the parking requirement. The City's address tool shows whether you do. Council approved making secondary suites a permitted use in all low-density districts (Bylaw 26P2026), and approved a repeal of blanket rezoning on April 8, 2026. For more on the zoning change, see Calgary's rezoning repeal and what it means for your lot.

Other rules:

• Fire separation is the wall and ceiling that seal off the suite. It needs at least 12.7 mm (½ inch) drywall on the ceiling and both sides of the separating walls, with taped joints, plus a solid door with a self-closing device
• A bedroom, bathroom, kitchen with cooking space, and a living area, plus a private entrance. A shared stairwell is acceptable, but each unit must have its own private entrance
• Building a new suite? The City specifies a solid-core wood door at least 45 mm thick, and a floor-to-ceiling height of at least 1.95 m in a basement suite (1.85 m where ductwork or beams force a drop ceiling)
• Legalizing a suite built before March 12, 2018? The City's advisory for those suites doesn't list a ceiling height, so ask the City how it applies to yours

There are two ways to apply:

• A reduced-requirements package: owner declaration, info sheet, colour photos
• A full-plans package: owner declaration, site plan, floor plans, elevations

Submit either one online through apply.calgary.ca (you need a myID account) or in person at the Planning Services Centre. The City lists about 7 days for an existing-suite building permit, and says its timelines aren't a guarantee.

Does Legalizing a Secondary Suite Increase a Calgary Home's Value?

Legalizing a suite can help with financing. Lenders recognize a legal, registered suite when they assess rental income, which can help a buyer qualify for a mortgage. With an unpermitted suite, lenders and mortgage insurers can treat the property case by case, so don't assume the rent will count. Ask your mortgage professional how it applies to you.

The City's Secondary Suite Registry, the public list of legal suites, keeps growing. It went from about 13,000 suites in 2024 to about 27,000 today, the City says. If you're selling, Alberta Real Estate Association guidance tells REALTORS® not to advertise "potential income" for a suite that has no secondary occupancy permit. It also says buyer and seller should understand in writing that it isn't a legal suite.

House hunting? Browse our Homes with Suites for Sale search. If you're buying a home with a suite, see what else to budget for in The Total Cost of Buying a Home in Calgary. Buying an older home? See our poly-B and knob-and-tube insurance and financing post.

What Happens After December 31, 2026 If I Haven't Legalized My Suite?

As of October 26, 2026, the City of Calgary hasn't said what changes after the amnesty ends. Its advisory for pre-2018 suites, which sets the reduced requirements, says it "will be reviewed" at the end of 2026. Egress windows, fire separation and alarms are core safety requirements either way.

The City says a suite that isn't legalized would need to be removed, and that it may take legal action against owners of illegal suites who don't meet minimum safety standards. If you're weighing your options, call the City's Planning Services Centre at 403-268-5311 about timing.

Frequently Asked Questions

How do I find out if my basement suite is already legal in Calgary?
Search your address on the City's Secondary Suite Registry map. If your address appears, the City says the suite is legal. If it doesn't come up, the suite is not registered. Registered suites get a numbered City registration sticker.

When does the Calgary secondary suite amnesty end?
The City of Calgary says its Secondary Suite Amnesty Program ends December 31, 2026. It doesn't spell out whether that date means when you apply or when you finish, so check with the City's Planning Services Centre at 403-268-5311 and apply early.

Can I still get the City of Calgary's SSIP grant?
No. The City of Calgary's Secondary Suite Incentive Program (SSIP) is closed to new applications, and the City says applications closed as of September 28, 2026. Applications made after June 23, 2026 went on a waitlist, and the City hasn't said whether it will fund that waitlist.

How much does it cost to legalize an existing suite in Calgary?
As of October 26, 2026, the City of Calgary's fees to legalize an existing suite are a $205.92 building permit, $0 for the development permit and registry while the amnesty runs, and trade permits from $116.50 each where the work needs them. The total depends on which safety items your suite is missing, and the City doesn't publish a cost for the work itself.

What's the difference between the secondary suite amnesty and the Secondary Suite Incentive Program (SSIP)?
The amnesty waives the City's development permit and registry fees for legalizing a suite. The City's 2024 advisory B23-003 put those two fees at about $741 combined, based on 2024 fees. SSIP was a separate grant that reimbursed up to $10,000 per home for safety items. It is now closed.

Is a secondary suite the same as a backyard or detached suite in Calgary?
No. A secondary suite is a separate unit inside the main house, like a basement suite. A backyard suite is physically separate from the home. SSIP applied only to suites inside the main home. The City's fee schedule shows $0 development permit and registry fees for existing suites, new secondary suites and backyard suites alike through December 31, 2026. A property can no longer have both a secondary suite and a backyard suite.

Will legalizing my suite change my property taxes?
It may. The City says home improvements such as basement development, or adding livable space, may increase your property taxes. Contact 311 with questions about your own property.

Can I still sell a house in Calgary with an unregistered secondary suite?
Yes, but be transparent. Alberta Real Estate Association guidance is that a suite without a permit shouldn't be marketed as a legal suite or for potential rental income. Lenders and mortgage insurers can also treat a property with an unauthorized suite case by case, so talk to a mortgage professional early.

Sources

• City of Calgary, "Legalize an existing secondary suite"
• City of Calgary, "Add a new secondary suite"
• City of Calgary, "Secondary Suite Incentive Program" and its waitlist page
• City of Calgary, "Secondary suite permit costs and timelines"
• City of Calgary, "Secondary suites" and Secondary Suite Registry map
• City of Calgary, "Rezoning" (Council decisions on blanket rezoning and Bylaw 26P2026)
• City of Calgary, Building Advisory B23-003, "Existing Secondary Suite Frequently Asked Questions" (February 5, 2024), and B23-002, "Secondary Suites - Existing Prior to March 12th, 2018"
• City of Calgary newsroom, "Suite success: how homeowners created thousands of homes through Incentive Program" (August 13, 2026), and "Council unanimously votes to extend Secondary Suites Amnesty Program until December 2026" (December 6, 2023)
• Alberta Real Estate Association (AREA), "What to consider about homes with separate suites?" (January 16, 2025)
• HomeStars (contractor marketplace), "Basement development cost in Calgary" price guide and OAF Construction (Calgary basement contractor), "Basement Suite Cost Calgary 2026". Both are contractor estimates for new builds, not City figures

If you're not sure whether your suite qualifies, what the City will charge or how it affects your home's value, we're happy to walk through it with you. More answers are in our Calgary real estate FAQ.