Why Secondary Suites Are Booming in Kamloops
If you've been paying attention to the Kamloops real estate market, you've probably noticed a trend: more and more homeowners are adding secondary suites — basement apartments, carriage houses, garden suites — to their properties. It's easy to understand why. Rental vacancy rates in Kamloops remain low, rental income can offset thousands of dollars in mortgage costs each month, and recent changes to provincial legislation have made it easier than ever to add a legal suite to your home.
Whether your goal is to generate rental income, house an aging parent, or simply increase your property's resale value, a well-built secondary suite is one of the best investments you can make as a Kamloops homeowner. In this guide, the team at Hodder Construction walks you through everything from zoning rules and permit requirements to construction considerations and realistic costs.
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What Counts as a Secondary Suite?
A secondary suite is a self-contained residential unit within or attached to a primary home. In Kamloops, this typically includes:
- Basement suites — the most common type, built within the existing foundation footprint
- Carriage houses or garden suites — detached structures on the same lot as the main home
- Above-garage suites — built over an attached or detached garage
- Secondary units within the main home — a separate entrance, kitchen, bathroom, and sleeping area carved out of existing living space
Each type has different construction requirements, costs, and permit pathways — but all of them can be built legally in Kamloops with the right planning.
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BC's New Rules: What Changed and What It Means for You
In 2023, the BC government passed legislation requiring most municipalities — including Kamloops — to allow secondary suites on single-family lots as a matter of right. This was a significant shift. Previously, homeowners often had to apply for rezoning or a variance before building a suite, which added time, cost, and uncertainty to the project.
Today, if your property is in a residential zone in Kamloops, you generally have the right to add a secondary suite without a full rezoning application. You still need building permits and must meet all applicable building codes, but the process is far more streamlined than it used to be.
What this means practically: If you've been thinking about adding a suite but were worried about the bureaucratic hurdles, now is a great time to revisit the idea. The path from "I want to do this" to "my suite is rented out" has never been shorter.
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Permit Requirements in Kamloops
Even with the updated provincial rules, secondary suites still require permits from the City of Kamloops. Here's a general overview of what's involved:
- Building permit — required for any new construction or significant renovation work associated with the suite
- Plumbing permit — if you're adding or modifying any plumbing (almost always the case)
- Electrical permit — required for new electrical work, separate metering, or panel upgrades
- Fire and safety inspection — suites must meet BC Building Code requirements for egress windows, smoke and CO detectors, fire separation between units, and more
The City of Kamloops building department is a helpful resource, and our team can help you navigate the permit process. Trying to skip permits to save money is a serious mistake — an unpermitted suite can create major problems when you try to sell your home, file an insurance claim, or rent legally.
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What Does a Secondary Suite Cost in Kamloops?
Costs vary significantly depending on the type of suite, existing conditions, and finish level. Here are rough ballpark figures:
- Basement suite (unfinished basement): $80,000–$140,000+
- Basement suite (partially finished): $50,000–$90,000
- Carriage house / garden suite (new build): $150,000–$280,000+
- Above-garage suite: $100,000–$180,000+
These ranges reflect the Kamloops market as of 2026 and include materials, labour, permits, and basic finishes. Higher-end finishes, complex layouts, or significant structural work will push costs toward the top of the range or beyond.
A note on ROI: If a basement suite rents for $1,400–$1,800/month in today's Kamloops market, a $100,000 investment can pay for itself in six to eight years — and that's before factoring in the increase to your property's assessed value and resale price.
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Key Construction Considerations
Ceiling Height
BC Building Code requires a minimum ceiling height of 1.95 metres (about 6'5") for habitable rooms in a secondary suite. Many older Kamloops homes have basements with 7-foot ceilings, which works — but if your basement has 6'6" ceilings, you may need to consider underpinning or bench-pinning to lower the floor and gain height. This adds cost but is often worth it.
Egress Windows
Every bedroom in a secondary suite must have a window large enough to serve as an emergency exit. Basement bedrooms almost always require window well excavation and enlarged window openings to meet code. This is non-negotiable for safety and occupancy permits.
Separate Entrance
A legally distinct entrance from the main home is typically required. For basement suites, this usually means a separate exterior door — either at grade or via a stairwell with a proper cover. Good design makes this entrance feel welcoming rather than like an afterthought.
Soundproofing
Building code sets minimum sound transmission requirements between suites and the main home, but we almost always recommend exceeding code minimums. Acoustic insulation in walls, resilient channel on ceilings, and solid-core doors at the suite entrance make a real difference in day-to-day livability for both you and your tenant.
Plumbing and Electrical
Most suites require a sub-panel and may benefit from separate utility metering. Plumbing needs to tie into your existing system, and the layout of your existing pipes significantly affects where a kitchen and bathroom can go in the suite. An experienced contractor can assess your home's existing systems and identify the most cost-effective layout.
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Tips for a Successful Suite Project
Hire an experienced contractor. Secondary suite construction touches on structural work, plumbing, electrical, insulation, fire separation, and finishing — all at once. A contractor with proven experience in suite builds will identify issues early and keep the project on track. At Hodder Construction, we've completed dozens of secondary suite projects across Kamloops and surrounding areas.
Think like a tenant. Storage, natural light, in-suite laundry, and a functional kitchen layout all make your suite more rentable and let you command higher rent. Small investments in livability pay dividends over time.
Plan for the long term. If you think you might want to house a family member rather than rent to a stranger eventually, plan the layout and finishes accordingly. A suite that works for both scenarios gives you the most flexibility.
Get the permits. We cannot stress this enough. A legal, inspected suite is an asset. An unpermitted one is a liability.
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Ready to Explore Adding a Suite?
Whether you're starting from a raw, unfinished basement or considering a full carriage house build in your backyard, the Hodder Construction team is here to help. We'll assess your property, walk you through your options, and provide a realistic quote so you can make an informed decision.
With over 40 years of experience building and renovating homes across Kamloops and the Thompson-Okanagan region, we bring the expertise and local knowledge to do the job right — the first time.
Contact Hodder Construction today to schedule a no-obligation consultation about adding a secondary suite to your Kamloops home.