As a real estate professional in Canada, staying informed about government initiatives that impact the housing market is crucial for advising clients and growing your business. Secondary suite incentive programs, implemented at various governmental levels, aimed at increasing the supply of affordable rental housing. Real estate professionals should be aware of these, and how they can affect the value of a property, to better serve their clients and expand their market presence.

Leveraging Secondary Suite Incentive Programs to Enhance Your Real Estate Services

Inform clients and potential clients about secondary suite incentive programs, highlighting properties with potential for these units. Know the requirements for secondary suites, and identify properties suitable for secondary suite development. As part of your guidance, be sure to discuss local building code and safety regulation aspects. 

Even if clients have not explicitly indicated an interest in a property with a second suite, they may be interested in the potential of one and appreciate the additional value it can offer. Discuss with them the options to convert unused spaces into rental units, professional property management solutions, and other aspects of renting suites.

Explain the availability and benefits of secondary suite incentives. Emphasize how these programs can ease the financial burden of creating secondary suites, making homeownership more affordable and investment properties more profitable.

Valuing Properties

Assess properties with an eye for secondary suite potential. Properties with existing or potential rental units can achieve higher prices and attract a wider range of buyers.

The addition of a secondary suite can significantly enhance a property’s value, though the exact increase depends on various factors such as location, quality of the suite, and market conditions. Especially given the current, tight housing market and high demand for rental units, secondary suites can significantly boost property value. Guide clients accordingly, and advise on both potential and current values of properties, especially if there is a secondary suite program relevant to your area. 

Appraisal Considerations

Using the income approach for properties with secondary suites, where the rental income generated by the suite is factored into the overall property value can help ensure the additional value of the suite is taken into account. 

Additionally, be sure to compare the property to similar ones in the area with and without suites to assess the added value and gain perspective on the premium that secondary suites offer in specific markets.

Consider establishing connections with local contractors and builders who understand the requirements and benefits of these programs. Offering a full-service approach, including trusted renovation partners, adds significant value for your clients.

Incorporate information about secondary suite incentives into your marketing materials. Highlight government assistance to make your listings more appealing to buyers seeking investment opportunities or supplemental income.

Secondary Suite Programs

Budget 2024: Canada Secondary Suite Loan Program

The Canadian government’s Budget 2024 introduced the Canada Secondary Suite Loan Program under Housing, Infrastructure and Communities Canada. This program offers homeowners up to $40,000 in low-interest loans to create additional rental units, such as basement suites or laneway houses. The initiative aims to reduce financial barriers, making it more feasible for homeowners to contribute to the rental market, particularly in urban areas with high housing demand.

Provincial Programs

British Columbia: Secondary Suite Incentive Program (SSIP)

Initiated in 2023 and expanded in 2024, BC’s program provides up to $40,000 in forgivable loans for creating new secondary or garden suites. To qualify, the suites must be rented at below-market rates for a minimum of five years.

Saskatchewan: Secondary Suite Incentive (SSI) Grant Program

Launched in January 2024, Saskatchewan’s program offers homeowners up to 35% of the construction cost of a new secondary suite, with a maximum grant of $35,000. This grant helps homeowners generate supplementary income while increasing rental unit availability.

Nova Scotia: Secondary and Backyard Suite Incentive Program

This program provides loans covering up to 50% of eligible project costs, with a cap of $40,000. The remaining expenses must be covered by the applicant, and the loan is forgivable over five years if the suite is rented out.

Newfoundland and Labrador: Secondary and Basement Suite Incentive Program

Homeowners can receive up to 50% of renovation costs with this program, capped at $40,000, as a forgivable loan for creating new rental suites at below-market rates, with a five-year rental commitment.

Alberta: Municipal Programs

Approved in 2023 and just recently operational in 2024, Calgary’s Secondary Suite Incentive Program provides financial assistance for developing new secondary suites. Homeowners must secure building permits and complete a mandatory eLearning course on suite safety and compliance.

Edmonton’s Secondary Suite Grant Program offers grants of up to $20,000 for creating or upgrading secondary suites.

As of May 2024, Cold Lake’s Secondary Suite Development Incentive Program offers a $5,000 incentive for developing new secondary suites or legalizing existing ones built without permits.

Stay Current and Informed

Real estate professionals need to be aware of any secondary suite incentives in their area, as well as any other incentives or similar programs, and stay updated on changes. Regularly check to ensure you have the latest information. This ensures you are positioned as an expert and a valuable resource for your clients.