Can I legally add a basement apartment in Ottawa?

Yes, you can legally add a basement apartment in Ottawa, but it must comply with the City's Secondary Dwelling Unit (SDU) regulations and obtain proper permits through the Building Code Services department.

Adding a basement apartment in Ottawa requires navigating both zoning bylaws and building code requirements. The City of Ottawa allows secondary dwelling units in most residential zones, but there are specific rules you must follow.

Zoning and Location Requirements

Your property must be in a zone that permits secondary dwelling units. Most residential zones (R1, R2, R3, R4, R5) allow SDUs, but some heritage districts or specific areas may have restrictions. You can verify your property's zoning and SDU eligibility by calling City of Ottawa Planning at 613-580-2424 or checking the zoning map on ottawa.ca.

The basement apartment must be self-contained with its own kitchen, bathroom, and separate entrance. Ottawa requires adequate ceiling height (minimum 6'5" in most areas), proper egress windows for bedrooms, and sufficient parking - typically one additional parking space for the secondary unit.

Building Permit Process

You'll need a building permit from the City of Ottawa Building Code Services. The permit application requires detailed drawings showing the proposed layout, electrical plans, plumbing modifications, and how you'll meet fire separation requirements. Expect to pay $800-$2,500 in permit fees depending on the scope of work.

The permit review process typically takes 6-12 weeks for secondary dwelling units, as they require more detailed review than simple renovations. You'll need to demonstrate compliance with the Ontario Building Code for fire safety, structural integrity, ventilation, and accessibility requirements.

Code Compliance Requirements

Your basement apartment must meet strict Ontario Building Code requirements. This includes proper fire separation between units (typically requiring fire-rated drywall), smoke alarms interconnected throughout both units, carbon monoxide detectors, and adequate natural light in bedrooms. Ceiling height must be minimum 6'5" in most areas, though some service areas can be lower.

Electrical work requires an ESA permit and inspection - verify your electrician's license at esasafe.com. Plumbing modifications need permits if you're adding new fixtures. Any gas work for heating requires TSSA-certified technicians.

What to Watch For

Many Ottawa homeowners unknowingly create illegal basement apartments by skipping the permit process. Unpermitted units can result in orders to cease occupancy, fines up to $100,000, insurance issues, and problems when selling your home. The City actively investigates complaints about illegal units.

Be wary of contractors who suggest skipping permits to save money - this puts you at serious legal and financial risk. Always verify that contractors pulling permits are properly licensed and insured.

Getting Started

Contact City of Ottawa Building Code Services at 613-580-2424 to discuss your specific property. They offer pre-application consultations to help determine feasibility before you invest in detailed drawings. Visit ottawa.ca/building for application forms and current fee schedules.

Consider hiring an architect or designer familiar with Ottawa's SDU requirements to ensure your plans meet all code requirements the first time through the approval process.