INFORMATION BULLETIN

April 2007 97-IB-043 Page 1 of 5 AND FIRE CODE AMENDMENT REGULATIONS FOR SECONDARY SUITES

DISCUSSION

The proliferation of secondary suites (also known as “ suites”) in Alberta as an affordable housing option renewed concerns over the safety and affordability of these suites. This Information Bulletin was prepared to provide information on the new requirements under the Alberta Building and Fire Codes that came about as a result of public consultations on MLA Committee recommendations in May 2006. The new requirements recognize secondary suites as a distinct type of accommodation from or duplexes.

The new requirements pertain to sections or clauses of the Alberta Building Code 1997 or the Alberta Fire Code 1997. Users of the Code are advised to make the necessary changes in their appropriate Code document.

BUILDING CODE AMENDMENTS

The secondary suite amendments to the Building Code Regulation (50/98) came into force on December 31, 2006. As such, if a homeowner is intending to construct a secondary suite in a new or existing dwelling, the suite shall be constructed to the requirements under the Alberta Building Code 1997.

Examples of situations where the Building Code would apply are as follows:

1. A new dwelling unit with a secondary suite included at the time of construction.

2. An existing dwelling unit with an unfinished space being converted to a secondary suite.

3. An existing dwelling unit with a finished space being converted to a secondary suite.

Construction or renovation for a new secondary suite would require a building permit and inspection in accordanArchivedce with the Alberta Building Code 1997 and local municipal bylaws.

ISSUE OF THIS INFORMATION BULLETIN IS AUTHORIZED BY THE DIRECTOR/ ADMINISTRATOR.

[Original Signed]

Ata R. Khan, MRAIC

Alberta Municipal Affairs and Housing, 16th , Commerce Place, 10155-102 Street, Edmonton, AB T5J 4L4 Safety Codes Council, Suite 800, 10707-100 Avenue, Edmonton, AB T5J 3M1

FIRE CODE AMENDMENTS

The secondary suite amendments to the Fire Code Regulation (52/98) come into force on December 31, 2008 and will apply to existing construction. The Fire Code would apply to a dwelling unit that contains living accommodations being used as a secondary or basement suite. The intent is to give owners of existing secondary suites two years to bring their properties into compliance with the Fire Code requirements. As such, if a homeowner has a secondary suite that was in existence prior to December 31, 2006, they may be required to upgrade their suite to meet the Alberta Fire Code as of December 31, 2008.

Building safety codes officers are advised to consult the Fire Code STANDATA 97-FCB-031 for the scope and application of the Fire Code amendments.

BUILDING CODE REQUIREMENTS

The amendments to the Alberta Building Code 1997 contained in the Regulation are as follows:

1. Add a new defined term to the list of defined terms in Article 1.1.3.2. for secondary suites:

Secondary suite means a second self-contained dwelling unit that is located within a primary dwelling unit, where both dwelling units are registered under the same land title. (See Appendix A.)

2. Amend appendix note A-1.1.3.2. in Appendix A for secondary suites:

A-1.1.3.2. Secondary Suite. A primary dwelling unit is a , row , single- or semi-detached or .

3. Add a new Section 9.37. to the end of Part 9:

Section 9.37. Secondary Suites (See Appendix A.) 9.37.1. Application 9.37.1.1. General 1) This Section applies to a) the construction of a secondary suite in a dwelling unit that will result in a total of not more than two dwelling units, and b) the alteration to an existing dwelling unit to accommodate a new secondary suite. 9.37.2. Construction 9.37.2.1. Height of and Spaces 1) The height of rooms or spaces in a secondary suite over the required minimum area in accordance with Table 9.5.3.1. shall be not less than 1.95 m. 9.37.2.2.

2 / 97-IB-043

1) Except as permitted in Sentence 9.7.1.3.(1), each bedroom within a secondary suite shall have at least one outside that meets the requirements of Articles 9.7.1.3. and 9.7.1.4. 9.37.2.3. Exit 1) Exit stairs shall have a clear width of not less than 860 mm. 9.37.2.4. Landings 1) Landings for stairs shall be at least as wide as the stairs and not less than 900 mm in length. 9.37.2.5. Handrails and Guards 1) Handrails and guards shall conform to the requirements of Subsections 9.8.7. and 9.8.8. 9.37.2.6. Public and Exit Corridor Width 1) The clear width of every public corridor and exit corridor shall be not less than 860 mm. 9.37.2.7. Unenclosed Exterior Stair or Ramp 1) Where an unenclosed exterior exit stair or ramp provides the only means of egress from a secondary suite and is exposed to the hazards of fire from unprotected openings in the exterior of another dwelling unit, the openings shall be protected in conformance with Articles 9.10.13.5. and 9.10.13.7. 9.37.2.8. Exit 1) Every exit or door that provides access to exit from a secondary suite shall be a) not less than 1 980 mm high, b) not less than 810 mm wide, and c) permitted to swing inward. 9.37.2.9. Means of Egress 1) Except as permitted in Sentence (2), each dwelling unit shall be provided with at least one exit that leads directly to the outside. 2) Dwelling units may share a common exit meeting the requirements of Article 9.37.2.10. 9.37.2.10. Protection of Exits 1) Every exit, other than an exit doorway, shall be separated from adjacent floor areas by not less than one layer of 12.7 mm thick gypsum wallboard or equivalent material on each side of the . (See Appendix A.) 9.37.2.11. Dwelling Unit Separations 1) Dwelling units shall be separated from each other by not less than one layer of 12.7 mm thick gypsum wallboard or equivalent material on the and on each side of the walls. (See A-9.37.2.10.(1) in Appendix A.)

3 / 97-IB-043

9.37.2.12. Protection of Public Corridors 1) A public corridor shall be separated from the remainder of the building by not less than one layer of 12.7 mm thick gypsum wallboard or equivalent material on each side of the walls. (See A-9.37.2.10.(1) in Appendix A.) 9.37.2.13. Separations 1) A furnace room shall be separated from the remainder of the building by not less than one layer of 12.7 mm thick gypsum wallboard or equivalent material on the ceiling and on each side of the walls. (See A-9.37.2.10.(1) in Appendix A.) 2) A door shall be provided to each furnace room. 9.37.2.14. Heating and Ventilation Systems 1) Each dwelling unit shall have an independent heating and ventilation system complying with Sections 9.32. and 9.33. (See Appendix A.) 9.37.2.15. Smoke Alarms 1) Smoke alarms conforming to CAN/ULC-S531, “Standard for Smoke Alarms,” installed in accordance with Subsection 9.10.18. shall be provided in each dwelling unit. 2) Smoke alarms shall be installed by permanent connections to an electrical circuit and wired so that activation of one smoke alarm will cause all alarms within both dwelling units to sound. 3) Smoke alarms shall be installed in areas that are common to both dwelling units and connected in conformance with Sentence (2). 9.37.2.16. Solid Blocking 1) Solid blocking may be omitted for doors described in Sentence 9.6.8.9.(1) where the interior wall finish adjacent to the door is in place prior to the construction of the secondary suite.

4. Add a new appendix note A-9.37. to Appendix A:

A-9.37. Secondary Suites. A secondary suite is only permitted where approved by the local authority, in accordance with municipal land use bylaws.

5. Add a new appendix note A-9.37.2.10.(1) to Appendix A:

A-9.37.2.10.(1) Gypsum Wallboard. To minimize the passage of smoke, it is expected that all gypsum board joints are properly finished, i.e. taped and mudded. It is also expected that all service penetrations, i.e. pipes, cables and ducts, are tightly fitted or sealed with an appropriate gypsum board finishing compound.

4 / 97-IB-043

6. Add a new appendix note A-9.37.2.14.(1) to Appendix A:

A-9.37.2.14.(1) Heating and Ventilation Systems. The intent of Sentence 9.37.2.14.(1) is to ensure that each dwelling unit has an independent ductwork system where the building is heated and ventilated by a forced-air furnace. If the heating system does not include ductwork, i.e. hydronics, fancoils, electric baseboards, etc., it would be anticipated that each dwelling unit would have its own control system for the heating system. It is not expected that homeowners would be required to install a second boiler and piping system in the case of a radiant floor heating system. It would be necessary, however, to ensure that each dwelling unit would have its own independent ventilation system.

Anyone requiring further information can contact Safety Services toll free at 1-866-421-6929.

The building and fire code amendment regulations are available through Alberta Queen’s Printer online at http://www.qp.gov.ab.ca.

For details on the amendments to the Alberta Fire Code 1997, please refer to STANDATA 97- FCB-031.

5 / 97-IB-043