How to Check the Status of a Secondary Suite in Surrey, BC

A practical guide for Surrey home buyers and sellers

Secondary suites are common throughout Surrey. For many buyers, a suite can help with monthly mortgage payments. For sellers, a properly permitted and registered suite may make a home more attractive to buyers.

However, the words suite, registered suite, authorized suite, and legal suite should not automatically be treated as meaning the same thing. Before buying or selling a Surrey property with a secondary suite, it is important to understand what the City’s online inquiry shows—and what it does not.

What is a secondary suite?

The City of Surrey describes a secondary suite as self-contained living accommodation with cooking equipment and a bathroom, located within a detached house, semi-detached house or duplex lot.

The City also states that all secondary suites in Surrey must be registered. Whether the space is rented to a tenant, occupied by a family member or left vacant does not determine whether it is considered a suite. The presence of cooking equipment and a bathroom is what matters for this purpose.

Check whether Surrey is charging secondary-suite fees

The City of Surrey provides a free online inquiry that allows the public to check whether a property is paying secondary-suite fees.

Check a Surrey property using the Secondary Suite Fee Online Inquiry

Enter the property address as requested by the City’s search tool and review the result. This is a useful first step for both buyers and sellers.

Important: payment of a suite fee does not necessarily prove legal status

This is the most important distinction to understand.

An address appearing in the Secondary Suite Fee Online Inquiry generally confirms that secondary-suite fees are being applied to the property. It should not be relied upon, by itself, as proof that the suite:

• was constructed with all required permits;

• received final inspections or occupancy approval;

• complies with the current BC Building Code and Surrey bylaws;

• is authorized for rental use; or

• matches the layout currently found in the home.

The City’s property-use information specifically notes that applying additional water, sewer and garbage charges does not authorize a suite as a permitted use. Registration for fees and approval through zoning, building permits and inspections are separate matters.

What does Surrey require for a legal secondary suite?

According to the City of Surrey, a homeowner seeking to install a new suite or legalize an existing one must:

• satisfy the applicable zoning conditions;

• obtain the required building permits;

• meet BC Building Code standards;

• pay the applicable secondary-suite utility and service fees; and

• apply for a building permit where an existing suite was not previously authorized by permit.

Surrey currently states that only one secondary suite is permitted within each single-family dwelling, semi-detached dwelling or duplex dwelling unit. Multiple secondary suites within one such dwelling are not permitted. A specific property may also be affected by legal restrictions such as a Land Use Contract or building scheme, so every property should be reviewed individually.

Due diligence for buyers

If you are considering a property with a suite, do not rely only on the listing description or the City’s fee inquiry. A careful review may include the following:

1. Use the Secondary Suite Fee Online Inquiry. Confirm whether the property is presently being charged suite fees.

2. Ask for permits and supporting records. Request any available building, plumbing and electrical permits, approved plans, inspection records and final occupancy information relating to the suite.

3. Order a City building-records search where appropriate. Surrey’s online Building Records Search can provide items such as permit copies, final occupancy information and inspection notes for a fee.

4. Confirm the permitted use with the City. If the status remains unclear, contact Surrey’s Planning and Development staff and provide the exact property address.

5. Compare the records with the home. Confirm that the suite’s present layout appears consistent with the approved plans and permits. Later alterations may not be covered by an older permit.

6. Review financing and insurance. Ask your lender whether suite income may be used for qualification and ask your insurer whether the suite and its rental use will be covered. Requirements vary.

7. Use appropriate contract terms. Depending on the property and your circumstances, your real estate representative and legal adviser can help determine whether additional representations, warranties, document-review terms or other conditions should be included.

Rental income should not be treated as guaranteed until the suite’s status, condition, market rent, tenancy and the lender’s requirements have been properly reviewed.

What sellers should do before listing

If your Surrey home contains a secondary suite, it is wise to investigate its status before the property goes on the market.

• Check the property through the City’s Secondary Suite Fee Online Inquiry.

• Gather permits, approved plans, inspection records and any final occupancy documents you have.

• Compare the approved plans with the suite’s current configuration.

• Clarify any uncertainty with the City before describing the suite as legal or authorized.

• Disclose known material facts and provide available documentation to your real estate and legal professionals.

• If the suite is tenanted, review the tenancy, notice requirements, deposits and documents under BC tenancy law before agreeing to vacant possession or other tenancy-related terms.

Clear records and accurate marketing can reduce surprises during the sale and help buyers evaluate the property with confidence.

What if the suite is not shown in the online inquiry?

If a suite exists but the property is not shown as paying secondary-suite fees, the owner should contact the City of Surrey for direction. The City states that all secondary suites must be registered and that a $1,000 fee may be billed for each unregistered suite if the City becomes aware of it.

Being absent from the fee inquiry does not automatically establish every other aspect of the suite’s status. Likewise, being present does not replace a permit and records review.

What if a suite has been removed?

Removing a tenant or simply choosing not to rent the space does not necessarily mean the suite has been removed for City purposes. Surrey lists physical decommissioning requirements that may include removing cooking equipment and the hood fan, addressing stove electrical connections and breakers, obtaining applicable electrical or gas permits, and arranging a City inspection.

Owners should contact the City before undertaking this work so the correct process is followed.

Useful City of Surrey resources

• Secondary Suite Fee Online Inquiry

• Secondary Suites: registration, fees, regulations and contacts

• Building or Legalizing a Secondary Suite

• Building Records Search

City contact numbers listed at the time of publication:

• Zoning requirements: 604-591-4448

• Building permit information and general inquiries: 604-591-4086

• Property and payment services—suite questions: 604-591-4516, option 2

• Complaints and enforcement: 604-591-4370

Final takeaway

Surrey’s Secondary Suite Fee Online Inquiry is an excellent starting point, but it is only one part of proper due diligence. Buyers should verify permits, approvals, the present layout, financing and insurance before relying on rental income. Sellers should investigate early, collect their records and describe the suite accurately.

If you are buying or selling a home with a secondary suite in Surrey, Future Assets Group can help you organize the questions, review the available property information and coordinate the appropriate professional advice.

Future Assets Group | Top 1% Realtor FVREB | Medallion Club Member
Royal LePage Global Force Realty
778-957-7737 | www.futureassets.ca

Disclaimer: This article is for general information only and is not legal, building-code, zoning, tax, insurance, lending or tenancy advice. Municipal rules, fees and procedures can change. Verify the current status of a specific property directly with the City of Surrey and obtain advice from the appropriate qualified professionals before making decisions.