Can You Add a Secondary Suite and Laneway House in 2026? Rules for Coquitlam, Surrey and Burnaby

For homeowners in British Columbia, the landscape of property development has changed significantly in recent years. The demand for more flexible housing options has led to new provincial legislation aimed at increasing density in single-family neighbourhoods. If you are considering adding a secondary suite or a detached accessory dwelling unit (ADU), commonly known as a laneway house or garden suite, this guide will walk you through the key regulations for 2026 in the key Lower Mainland municipalities of Coquitlam, Surrey, and Burnaby.

Understanding these new rules is the first step toward expanding your property's potential, whether for multi-generational living or as a source of rental income. However, navigating the specific municipal bylaws and the BC Building Code can be a complex process. This is where the expertise of a licensed and experienced contractor becomes invaluable.

The Provincial Mandate: Bill 44 and Its Impact

The foundation for the current rules was laid by the provincial government's housing legislation, specifically Bill 44. Enacted in 2023, this bill required all municipalities in British Columbia to update their zoning bylaws by June 30, 2024. The primary goal was to permit small-scale, multi-unit housing on land previously zoned exclusively for single-family homes.

As a result, most single-family lots across the province are now permitted to have at least one secondary suite or a detached ADU. This province-wide change has opened up new possibilities for homeowners, but the implementation and specific details are managed at the municipal level. It is also critical to remember that the BC Building Code imposes its own set of rules, which work in tandem with local bylaws. A key stipulation from the provincial code is that only one secondary suite is permitted per house, and the property owner must reside in either the primary dwelling or the secondary suite.

Municipal Bylaws: A Closer Look at Coquitlam, Surrey, and Burnaby

While the provincial government set the stage, each municipality has its own unique approach to interpreting and applying the new density rules. Homeowners must look to their city's specific zoning bylaws, permit processes, and building requirements.

Coquitlam

The City of Coquitlam officially adopted its updated Zoning Bylaw on June 9, 2025, to align with the provincial mandate. For property owners in Coquitlam, this means secondary suites are now permitted in the majority of single-family residential zones. However, the city has established a detailed set of criteria that must be met for a suite to be considered legal and safe. These requirements cover aspects like unit size, ceiling height, window dimensions for egress, and parking provisions. The city's planning department is the primary resource for understanding the specific zoning applicable to your property and the checklist of requirements for a legal suite.

Surrey

As one of the fastest-growing municipalities, Surrey has long been proactive in its approach to secondary suites. Under the current bylaws, one secondary suite is permitted within a single-family home, a semi-detached dwelling, or one side of a duplex in all residential zones. The city has a well-established process for registering secondary suites, which includes ensuring the suite meets all BC Building Code and city bylaw requirements for health and safety. For homeowners with existing, unauthorized suites, Surrey has periodically offered compliance programs to encourage them to legalize their units, with the most recent incentive period extending until early 2026.

Burnaby

Burnaby is in a period of significant transition regarding its zoning regulations. The city is in the process of a major Zoning Bylaw rewrite, with final adoption targeted for the second quarter of 2026. This rewrite will fully incorporate the provincial requirements and introduce a new Development Permit system.

Under the evolving framework, both secondary suites and laneway homes are permitted on eligible single-family lots. Secondary suites are allowed in a variety of housing types, including single-family homes and even within laneway homes themselves, creating more diverse housing configurations. For laneway homes, specific rules apply, such as the requirement for at least one dedicated, uncovered on-site parking space or a carport. Given the ongoing changes, consulting directly with the City of Burnaby's planning department is essential before starting any project.

Key Considerations for Your Building Project

Adding a new living unit to your property is more than just a construction project; it involves careful planning, adherence to multiple layers of regulation, and a significant investment. Here are some critical factors to consider.

Permits, Plumbing, and Electrical

Every legal secondary suite or laneway house requires building permits. This process ensures that all construction, plumbing, and electrical work complies with the BC Building Code and local bylaws, guaranteeing the safety of its occupants. A crucial aspect of this is designing mechanical systems that can adequately service two distinct households. This often involves upgrading electrical panels, installing separate heating and ventilation systems, and ensuring the plumbing can handle the increased load. Companies like Budget Heating & Plumbing Services have the integrated expertise to manage these complex requirements, ensuring that your new unit is not only legal but also comfortable and efficient.

Parking, Height, and Design

Each municipality has specific rules governing the size, height, and placement of new structures on a property. For laneway houses, these bylaws dictate the maximum allowable floor area and height, as well as the required setbacks from property lines. Parking is another major consideration, with cities specifying the number of required off-street parking spaces for both the main house and the new unit. These design constraints are a critical part of the initial planning phase and will influence the final layout and feasibility of your project.

Restrictions on Short-Term Rentals

It is important for homeowners to understand that the push for more secondary suites is aimed at increasing the long-term rental housing supply. Consequently, most municipalities, including Coquitlam, Surrey, and Burnaby, have enacted strict regulations that prohibit the use of secondary suites and laneway houses as short-term rentals on platforms like Airbnb or VRBO. Operating a short-term rental in a secondary suite can result in significant fines and penalties.

Partnering with a Professional Contractor

Successfully navigating the complex web of provincial codes and municipal bylaws requires a deep understanding of the construction industry and local regulations. A professional, full-service contractor can guide you through every stage of the process. From the initial design and permit application to the final coat of paint and inspection, an experienced team ensures your project is completed correctly, on time, and in full compliance with all legal requirements.

Budget Heating & Plumbing Services offers comprehensive contracting and renovation services, backed by over 13 years of experience in the Lower Mainland and Fraser Valley. Our licensed and bonded teams of plumbers, electricians, and heating specialists work together to provide a seamless building experience for your new secondary suite or laneway house.

Frequently Asked Questions

Do I have to live on the property to rent out a secondary suite? Yes, the BC Building Code generally requires the property owner to occupy either the primary residence or the secondary suite. This is a key part of the regulation for single-family homes with an added suite.

Can I build both a secondary suite inside my house and a laneway house on the same lot? This depends entirely on the specific municipality. While the provincial changes are creating more flexibility, some cities may limit you to one or the other. Burnaby's new zoning bylaw appears to be more permissive in this regard, but you must confirm with your local planning department.

What kind of heating system is best for a home with a secondary suite? This depends on the specific layout and size of the units. Options range from extending the existing furnace with zone controls to installing a completely separate system, such as a high-efficiency furnace, boiler, or a ductless heat pump for the new unit. A professional consultation can determine the safest and most efficient solution.

Are there any government rebates for building a secondary suite? While programs change, many active rebates in 2026, such as those from CleanBC, BC Hydro, and FortisBC, focus on energy efficiency upgrades. Installing a high-efficiency heat pump, new windows, or insulation as part of your renovation could make you eligible for significant rebates. The Canada Greener Homes Grant and Loan programs, however, have closed to new applicants.

How long does it take to get a building permit? The timeline for permit approval varies widely between municipalities and depends on the complexity of your project and the completeness of your application. It can range from a few weeks to several months. Working with an experienced contractor who knows the process can help avoid unnecessary delays.

Can I list my new laneway house on a short-term rental site? Almost certainly not. Most municipalities in the Lower Mainland have bylaws that specifically prohibit using secondary suites and laneway houses for short-term rentals to preserve the long-term rental housing stock.

Start Your Project with Confidence

The new housing rules in British Columbia have created exciting opportunities for homeowners in Coquitlam, Surrey, and Burnaby. Adding a legal secondary suite or a laneway house can provide valuable space for family or generate rental income. However, the process is detailed and requires careful adherence to a host of regulations.

To ensure your project is a success, partner with a trusted and knowledgeable team. For a consultation on your secondary suite or laneway house project, contact the experts at Budget Heating & Plumbing Services today at 604-343-1985.