Investing in Barrie - Legalizing Basement Apartments

Many times we receive calls from people looking to invest in Barrie for duplexes or second suites. As a Barrie Realtor and Property Manager, we have an obligation to tell you NOT to invest in certain areas where the homes are too new and not be possible to make a unit legal as it will not comply with zoning. You can however, if you wish, make a non-refundable application to make the request for a minor variance and re-zoning. 


We hear many stories. Some people say they haven't had any issues or wasn't as bad experience as they thought or just found it was a very expensive and time consuming procedure. It really is case by case specific. The key, is that it must be within a zoning area.


Buyer beware! What you need to know about legalizing duplexes in the City of Barrie aka "Second Suites" first is what is the zoning of that lot? Ask your Realtor, confirm with the City of Barrie Zoning Department and re-confirm with your lawyer to double check. Do your diligence on the property to make sure that it complies with what you want it to do.

A two-unit house is legal under the City’s Zoning Bylaw where;

• A two-unit house is a permitted use, such as in zones RM1, RM1-SS, RM2, RM2-TH, RA1, RA2, C1 and C2.
• The two-unit house is within a house constructed prior to 1945 and complies with the ‘converted house’ requirements of the Zoning Bylaw;
• The two-unit house was legally established under a former Zoning Bylaw, and has continued in use ever since
• The two-unit house existed on May 22, 1996 and complied with the requirements of the Resident’s Rights Act, 1994, and has continued in use ever since.

Not sure if existed on or before May 1996? If you don't have documentation and proof, the City will assume it is not. Building permits or inspections by the Fire Department are good sources of evidence. Without permits, the City will consider other evidence such as lease agreements or affidavits from former owners, tenants and neighbours, as outlined in our registration application form. Previous sales history from our real estate system is a good source too.

Other important notes before you make the application, know that two-unit house must be connected to municipal water and sewer services, and must meet certain lot frontage, lot area, floor area, building setbacks and off-street parking requirements, depending on which zone you are located in.

Check out these downloads for application and brochure for two unit homes.

Two-Unit Houses Brochure
Two-Unit House Application

Below is more information for your new or existing real estate investing business venture into multi-family units. Two important notes: under current legislation it's a one-time charge and not subject to a renewal and second, YES, it can be revoked if certain standards are not met. So, if we haven't scared you off yet (better to be informed) then please keep reading below for more info on legalizing your basement apartment in Barrie.

Registration of two-unit houses

The City of Barrie requires every two-unit house within the city to be registered. As part of the registration process, the City will confirm that the two-unit house is legal under the City’s Zoning Bylaw, and that the house complies with several health and safety regulations.

From the City of Barrie - here's a list of their Frequently Asked Questions:

What is a two-unit house?

A two-unit house is a building that contains two residential dwelling units. Often, a two-unit house starts as a single dwelling unit (detached, semi-detached or townhouse) with a second dwelling unit created within the house later on. The second unit is sometimes referred to as a second suite, an in-law suite or a basement apartment.

Why do two-unit houses need to be registered?

The City of Barrie wants to ensure all legal two-unit houses are safe. In many cases, the two-unit house is within a single family residential zone, where such a use is prohibited. Because of the illegal use, work to create the second suite was done without permits or inspections. In some situations, bad ventilation, electrical wiring or plumbing may be unsafe for the occupants. Through the registration process the house will be inspected to confirm compliance with the Zoning Bylaw, the Building Code, the Fire Code and the Property Standards Bylaw.

Once cleared by the Zoning Branch, inspections need to be arranged with the Fire Department and the Building Department. They need to inspect the entire house, meaning both dwelling units, and any common areas (i.e. laundry room and furnace room). If any deficiencies are found, the homeowner will need to correct them before the inspection can be passed.

A letter confirming registration of your two-unit house will be sent to you by the registrar when all approvals have been granted. The registration letter will indicate that on the date of registration, your two-unit house satisfied the zoning, safety and maintenance regulations of the day.

What will this cost?

Safety within two-unit houses requires special construction. For instance, drywall is an important component of a fire separation between the two units. If the existing materials do not create the required separation, new materials may be required. Overall, the costs will depend on how the units have already been constructed.

Costs will include:

1. The costs to achieve the base construction requirements, if not already done
2. The costs to apply for registration
3. Any costs to upgrade the building or to do repairs as necessary to meet the maintenance requirements.

1. The base construction requirements are the upgrades necessary to convert a single dwelling unit to a two-unit house. The requirements depend on the date of conversion.

(a) Two-unit houses created on, or before July 14, 1994 must comply with Section 9.8 of the Fire Code. The cost of an inspection by the Fire Department is $275. If construction upgrades are necessary, additional fees must be paid for a building permit.

(b) Two-unit houses created after July 14, 1994 must comply with the Ontario Building Code. A permit will be required and the fee is based on the area of the second suite. A permit for a 500 square foot suite would cost about $200.

2. All two-unit houses must be registered, including those previously approved and inspected under building permits. The registration fee will depend on the inspections that will be necessary:

(a) All applications are subject to a $155 administration fee.

(b) Unless there was a permit previously issued to create the two-unit house, a Zoning review fee of $80 will be charged.

(c) The Fire Code inspection will be $190.78 for initial inspections and one re-inspection. Any further inspections that are required are charged at $95.39/hour. Units created within the recent two-year period under a building permit do not need a Fire Code inspection.

(d) The Property Standards inspection will be $285 for units not previously inspected, and $155 for a maintenance inspection for those units previously inspected and approved. Units created within the recent two-year period under a building permit do not need a Property Standards inspection. The minimum registration fee is $150 for two-unit houses created under a building permit within the most recent two-year period. The maximum registration fee is $800. Building upgrades, repairs and renovations will vary depending on the extent of the required work. Any material alterations to the building will require a building permit at an additional cost.

So know BEFORE you make that offer firm. And we're not here to solicit to anyone but to inform and educate the consumer. This forum is for educational purposes only. And if you're getting any pressure from anyone to sign off before you've done your diligence or know for sure that you can do something with a certain property, you should be questioning why and use someone else. You should always have the right to make an offer conditional upon inspection and lawyer approval. If you choose to waive that right then that choice is yours and yours alone.


For more information on the City of Barrie registration of second suites and basement apartments you can click here.


Happy investing and cheers to you wanting to take that step in creating the wealth for yourself that you greatly deserve.


Invest. Build Wealth. Retire.


*not intended to solicit anyone with written agency agreement. Shannon Murree and Team handle your residential investment needs from analyzing, investing, tenant placement and property management

Top 10 Real Estate Investment Places of Canada

Top 10 Deals in Canadian Real Estate

Top 10 Deals in Canadian Real Estate

We may not have been affected by the mortgage crisis like our neighbours to the south, but not every real estate market across Canada is a low-risk investment. That's why a group called the Real Estate Investment Network (REIN) has released a list of the best investment cities across Canada, based on a series of key criteria. The worst thing to do would be to jump into the market because you believe everything you read, or you fall in love with a property on an emotional level, says Don Campbell, author of Real Estate Investing In Canada and president of REIN. Click through to see the cities which made REIN's top 10 list.

10. Waterloo

Home of Blackberry's Research In Motion and Open Text, Waterloo is the high-tech twin to Kitchener. It naturally attracts new immigrants and students to an area that is already a draw because of its post-secondary institutions. However, a proposed rental licensing system and tighter restrictions (which would result in higher costs for some landlords) could limit investment potential, cautions REIN president, Don Campbell. For that reason, Waterloo is in tenth place, well behind Kitchener.

 9. Red Deer

Because of its position between the growth spots of Edmonton and Calgary, it is impossible for Red Deer not to become a great place for real estate investment. The area has seen a lot of growth in the last seven years, becoming a hub of commercial and retail activity for central Alberta. Better transportation has meant job and population growth, drawing people from all over. REIN predicts growing pains, and suggests investors carefully review city plans for opportunities.

8. Simcoe Shores (Barrie & Orillia)

It used to be the gateway to Ontario's cottage country, but Simcoe Shores has developed into an economic force of its own. With the expansion of post-secondary institutions in the area, the job base is growing, and so too is the need for student housing. There is also a strong new housing market and demand for condominiums as the population ages and downsizes. That means a wealth of opportunity for investors.

 7. St. Albert

You might not have heard of St. Albert, Alta., the little area in the northwest corner of Edmonton, but it offers great investment potential. The suburban city is enjoying the spin-off of Edmonton's current economic boom, which will only get better once the city's Ring Road is completed. It will translate into better airport access, more jobs, more commercial and residential growth, and a flourishing economy for a town that has a generally well-educated population. The town has also developed a major retail centre for the northern region, and will continue to draw new companies.

6. Kitchener & Cambridge

The high-tech industry in Kitchener means jobs, which mean residents, which mean growth. Major companies like Google and Christie Digital have been the catalyst for other high-tech companies. As a result, there is a $35 million redevelopment of old downtown commercial property underway, with Facebook rumoured to be one of the tenants. The charm of heritage housing just adds to the appeal of a region that is ideally situated because of key transit links that include the GO train, Highway 401 and easy access to the airport. There is also a progressive economic development team in the region that helps to foster growth.

5. Maple Ridge & Pitt Meadows

For a place whose development was stalled by a lack of connecting highways and bridges, the pastoral suburb sure has transformed itself. Maple Ridge/Pitt Meadows has secured the No. 2 position on REIN's top 10 regions of B.C., and that's for the next five years. Companies and residents are moving into the region because of infrastructure that includes the Golden Ears Bridge and Pitt River Bridge, and the upcoming Port Mann Bridge. The ease of access to downtown and affordable housing is a major plus for commuters. There's also a major new mall, an indicator of growth. 'For a district of that size, I've never dealt with a more professional group,' says REIN's Don Campbell. 'That means they are working hard to bring companies in. The Port Mann Bridge is set to open in 2013, meaning the region will continue to have strong investment potential.

 4. Surrey

British Columbians are well aware that Surrey is a success story. The second largest city in B.C. has totally transformed its image from mere suburb to one of the fastest growing cities in Canada. In the next few years, it's forecast that Surrey will overtake Vancouver as the largest city in the province. It is an excellent investment region because of two border crossings to the U.S., infrastructure that includes links to five major highways, four railways, sea docks, a population boom and a strong rental market. As well, under the helm of mayor Dianne Watts, the city has dedicated itself to reducing crime and improving its overall image. The REIN report advises that investors look at neighbourhoods on a micro level, even looking at a street's characteristics before deciding to buy.

3. Hamilton

This former steel town is now the No. 1 investment town in Ontario, according to REIN. The town is enjoying a bit of a renaissance thanks to forward-thinking government and an economic development team, as well as expansion by way of a major industrial park and at McMaster University, not to mention industrial, commercial, residential and recreational developments throughout the city.

 2. Edmonton

Edmonton scores points for having a 'perennial over-achieving market,' as well as neighbourhoods that are affordable, central to jobs, and easily accessible by transit. Job growth is on the way, which will draw more migrants to the city, says REIN president Don Campbell. 'We will begin to witness market norms and balance being achieved in the coming years, without the frenzy of the last boom, or the fear of the last downturn.' Edmontonians will be pleased that the forecast is for the city to be at the top of the country's list, in terms of economy, resale housing and rental stock. As well, infrastructure improvements, including a light rapid transit line, mean positive investor potential.

1. Calgary

In the aftermath of its real estate boom, Calgary has now entered a stable and more realistic correction phase. The Real Estate Investment Network sees the provincial economy about to enjoy another growth spurt, which means, coupled with this phase of affordability, Calgary is an ideal city for investment right now. And when the growth spurt does happen, it won't be the crazy unstable boom of that recent real estate peak. It needed a correction, and it got it, which is a good thing for Calgary.