One question we often receive is whether it’s possible to build a backyard suite on an existing lot with an older home, live in the suite temporarily, and then redevelop the main house. While this is an exciting idea, several important considerations must be taken into account before proceeding with such a project, including costs, feasibility, and timelines.
As an experienced infill builder in Calgary, we’ve constructed over 100 inner-city homes and dozens of garage suites. With our expertise, we understand the details of backyard suite construction in Calgary and can help you decide if this scenario is the right solution for your plans.
Key Consideration: Understanding Utility Connections
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The viability of building a garage suite before a main infill development heavily depends on the location of your utilities (sewer, water, natural gas, and electricity). Here’s a breakdown of the two most common scenarios:
Scenario 1: Utilities Are Coming from the Back Alley
If your lot has the city’s utility lines running from the back lane, building your garage suite first could be possible. Here’s what you need to know:
Costs to Connect Utilities:
- Connecting the garage suite’s sewer and water lines to the city will cost $20,000–$30,000 or more, depending on lot-specific factors, quoted by third-party indemnified contractors and out of the scope of the home builder’s services.
- You’ll also need new sewer and water line connections for the main house from the alley in the future; synergies may exist where, if the main house plans are already approved, you might be able to prepare both connections at the same time in anticipation of the main house build. Expect to pay more if this plan is successful.
Planning for the Main House:
- Ensure the lot is wide enough to accommodate both utility lines for the garage suite and for the new home. For example, if you’re building on a 30-foot-wide lot, you may have complications, but on 50-foot-wide lots, you should have enough room to lay down the backyard suite lines first, then open up a new trench for the redeveloped main residence.
- Delay pouring concrete or installing permanent features if setbacks are tight or if utility lines still need to be finalized. The reason for this is that you may need to open up trenches again during the construction of the main house and rip up these semi-permanent features, wasting money while you’re at it.
Simultaneous Utility Work:
- If the main house is already designed and approved, you may be able to run the main home’s utility lines during the garage suite construction and have them ready to connect when the time is right.
Additional Utility Needs:
- Separate natural gas and electricity meters are required for the garage suite. ENMAX and ATCO will handle these connections, to be quoted and installed by these municipal utility providers at an extra cost outside the scope of the home builder’s responsibilities. Without separate meters (and connections), your suite will be without natural gas and power during the main home’s redevelopment.
Scenario 2: Utilities Coming from the Front Street
If the sewer or water utility lines come from the front street, constructing a garage suite first can be much more challenging. Considerations include:
Excavation Challenges:
- The deep excavation required for the main home’s foundation and basement often leaves little space for garage suite utilities, as infill developments usually maximize the size of home as much as possible.
- In many cases, the entire lot is excavated to the property line, restricting access for utility connections.
Higher Costs:
- Trenching requirements to connect utilities from the front of the property to the garage suite at the rear will increase costs. The home builder will have to excavate additional trenches to the property line for the indemnified contractors to connect the lines, adding significant costs to the project.
Potential Disruption:
- Excavating and installing utility lines from the street to a garage suite might interfere with the main house redevelopment at a later date. It really depends on the design and plans; make sure to consult with your team of design and build professionals to identify any potential disruptions on both projects.
- While not impossible, completing the garage suite first in a front-street utility setup will require careful planning and likely require taking on additional costs.
Why Professional Guidance Is Essential
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Every community in Calgary is unique. Depending on your lot’s size and utility layout (coming from the front, back, or even both), the challenges and solutions for building a garage suite before redeveloping the main house can vary.
If your garage suite’s utility lines are disturbed during the main house redevelopment, then you may need to move elsewhere for a month or two until that work can be completed. As with any project, timing is of the essence.
With a well-thought-out design, it is possible to overcome these challenges and plan for both the garage suite and main house redevelopment. However, this is not always the case. Make sure to consult an experienced inner-city builder before moving ahead with such plans.
Rural Areas Around Calgary
Please note that the above advice is for the City of Calgary only. In Rocky View County or Foothills County, for example, on rural lots, there are varying rules for accessory residential dwellings and main residences. Don’t hesitate to reach out to your respective municipality for more information!
Checklist: Should You Build the Garage Suite First?
Before moving ahead, consider the following questions:
- Are your utilities (sewer, water, gas, and electricity) accessible from the back alley?
- Is your lot wide enough to manage separate utility lines for both the garage suite and the future infill?
- Can you afford the utility connection costs, which can be significant?
- Will building the garage suite now delay or complicate the redevelopment of the main house later?
- Are you clear on all zoning bylaws, permits, and setback requirements?
- Have you spoken with utility providers and professional builders to confirm feasibility?
For full disclosure, we always recommend that potential clients redevelop their main house first, although many opt for building a suite first as a temporary residence for obvious reasons.
Have Questions? Contact an Experienced Infill Builder!
Still unsure if building a garage suite before redeveloping your main home in Calgary is the right decision? We’re here to help! Each property is unique, and with the right planning (and lot features), you might be in luck.
Contact us today at 403-269-1696 to discuss your infill or backyard suite project in Calgary. We look forward to connecting with you to discuss your homebuilding goals!
