Frequently Asked Questions

A legal secondary suite is a self-contained living unit within a home that meets all City of Calgary building codes, fire safety standards, and zoning requirements. It includes its own kitchen, bathroom, sleeping area, and a separate entrance. The key word is "legal". Meaning it has passed all required inspections and is registered with the City, protecting both the homeowner and the tenant.

Calgary requires a minimum ceiling height of 6'5" (1.95m) in living spaces, properly sized egress windows in all bedrooms, fire separation between the suite and the main dwelling (typically 5/8" Type X drywall), interconnected smoke and carbon monoxide alarms, a separate entrance, and a full kitchen and bathroom. Electrical, plumbing, HVAC, and structural work must all meet the Alberta Building Code. We handle every detail of this during the build.

A basement renovation (or lifestyle basement) is a personal living space for your family. A home theatre, gym, guest room, or rec room. A legal secondary suite is a fully self-contained rental unit with its own kitchen, bathroom, and entrance that meets the City of Calgary's building code for a separate dwelling. The key differences are the separate entrance requirement, fire separation standards, and the ability to legally rent the space.

In most cases, yes. This is one of our specialties. Basement-to-legal-suite conversions. The feasibility depends on ceiling height, foundation type, and your home's zoning. We assess all of these during your qualification call and site visit. If your ceilings meet the minimum height and your lot is properly zoned, conversion is usually very achievable.

Yes, a legal secondary suite can be used for short-term rentals like Airbnb, provided you comply with the City of Calgary's short-term rental regulations. You'll need a business licence for short-term rental and must follow the City's hosting rules. We've completed several suite conversions specifically designed with Airbnb-ready layouts and amenities.

A legal suite can generate $1,200 to $2,200 per month in rental income depending on the neighbourhood, size, and finishes. Many homeowners see a full return on their investment within 3 to 5 years while also increasing their property value. Homes with legal suites in Calgary typically sell for more than comparable homes without one.

Most lifestyle basement developments take 8 to 16 weeks from start to completion, depending on the scope and complexity of the project. This includes framing, electrical, plumbing, HVAC, drywall, flooring, and finishing. Permit timelines are additional and vary, but we manage the entire process so you always know where things stand.

For a comfortable lifestyle basement, the Alberta Building Code requires a minimum ceiling height of 6'5" (1.95m) in most living areas. For bedrooms and living rooms, higher ceilings feel more open and inviting. During your site visit, we measure everything and advise on what's achievable, including options like raising the floor or adjusting ductwork to maximize headroom.

We typically recommend luxury vinyl plank (LVP) for basement spaces. It's waterproof, durable, low-maintenance, and comes in a wide range of styles that look like hardwood or stone. It also handles the moisture conditions common in below-grade spaces better than hardwood or laminate. Carpet is also popular in bedrooms for comfort and warmth.

Before any development begins, we assess your basement for moisture issues. Depending on the situation, solutions may include interior or exterior waterproofing membranes, sump pump installation, vapour barriers, and proper drainage management. We address moisture first because it's the foundation of a long-lasting basement space. We won't start finishing until we're confident the space is dry and protected.

Absolutely. A wet bar or kitchenette is a popular addition that makes your basement feel like a self-contained entertainment space. This typically includes a sink, small fridge, microwave area, and cabinetry. Note that adding a full kitchen with a stove may reclassify your space as a secondary suite, which triggers different code and permit requirements.

Yes. All new garage construction in Calgary requires both a development permit (for zoning compliance) and a building permit. The City reviews setbacks, lot coverage, height restrictions, and other zoning rules before approving your build. We handle the full permit application and approval process on your behalf.

A standard detached garage build takes approximately 4 to 8 weeks once permits are in hand. Factors like weather, foundation type, and the complexity of the design (heated, insulated, oversized, etc.) can affect the timeline. We provide a detailed schedule before construction begins so you know what to expect.

Setback requirements depend on your property's zoning district. In most residential zones, the garage must be set back at least 0.6m from the rear property line and side property line for detached garages. Lot coverage limits also apply. We review your property's specific zoning rules during the planning phase and design the garage to comply with all City requirements.

Yes. Many of our clients opt for insulated and heated garages, especially for year-round workshop use or vehicle protection in Calgary winters. Options include in-floor radiant heating, forced-air heaters, or electric panel heaters. Insulated walls and ceiling are standard in our heated garage builds to ensure energy efficiency.

Tenant improvements (TI) are modifications made to a commercial rental space to suit the needs of the tenant's business. This can include everything from new partition walls, updated electrical and plumbing, custom cabinetry and fixtures, new flooring and lighting, to a complete interior buildout. We work with both landlords and tenants to deliver spaces that are functional, code-compliant, and ready for business.

Yes. We've completed tenant improvements for retail stores, grocery spaces, automotive retail, and office environments. Each type has unique code requirements. For example, food-related spaces need commercial ventilation, grease traps, and specific plumbing layouts. We manage the permitting and inspection process for all commercial project types.

Timelines vary based on scope, but a typical tenant improvement project takes 4 to 12 weeks from permit approval to completion. Smaller updates (paint, flooring, lighting) may take 2 to 3 weeks, while a full buildout with structural changes, plumbing, and HVAC can take longer. We always aim to minimize downtime so your business can open on schedule.

It depends on the scope. Cosmetic updates like painting, new flooring (without subfloor changes), and minor fixture replacements generally don't require a permit. However, any work involving electrical, plumbing, structural changes, HVAC modifications, or adding a bedroom, bathroom, or kitchen requires a building permit from the City of Calgary. When in doubt, we'll advise you during your consultation.

A development permit (DP) confirms that your proposed project complies with the City's land use rules and zoning bylaws. Things like property setbacks, lot coverage, and allowable uses. A building permit (BP) confirms that your construction plans meet the Alberta Building Code for safety, structural integrity, fire protection, and mechanical systems. Some projects need both, some only need a building permit. We determine what's required during the planning phase.

Permit approval timelines in Calgary vary. A standard building permit for a basement development or renovation typically takes 2 to 6 weeks. Development permits can take 4 to 8 weeks or longer, depending on whether public notification is required. We submit your permits as early as possible and track them through the approval process so construction can start as soon as they're approved.

Every bedroom in a basement must have an egress window. A window large enough for a person to escape through in an emergency. The Alberta Building Code requires a minimum opening of 3.8 sq ft (0.35 sq m), with no dimension less than 15 inches (380mm). The window sill must be no more than 3'3" (1.0m) above the floor. If your basement doesn't currently have compliant windows, we can cut and install them as part of the project.

Yes. We coordinate and schedule all required City of Calgary inspections throughout the project. This typically includes framing inspection, rough-in inspections for electrical, plumbing, and HVAC, insulation inspection, and the final inspection. We ensure every stage passes before moving to the next, so your project is fully code-compliant at completion.

The SSIP is a City of Calgary program designed to encourage the creation of new legal secondary suites. It provides financial incentives to homeowners who build a new legal suite or legalize an existing one. The program helps offset construction costs and makes it more affordable for homeowners to add a rental unit to their property. Availability and funding amounts may change, so we recommend checking current program details with the City or with us during your consultation.

Eligibility typically requires that you are the homeowner, the property is in Calgary, and the suite is being built new or an existing suite is being brought up to code. There are specific conditions around occupancy, affordability commitments, and documentation. We can help you determine your eligibility during the planning phase and guide you through the application process.

We recommend exploring your SSIP eligibility early in the planning process, ideally before construction begins. Some program requirements may need to be incorporated into your design or permit applications. We'll advise you on the best timing and help coordinate with the City's program requirements alongside your build schedule.

The City of Calgary has offered amnesty periods for homeowners with existing unpermitted suites, waiving certain fees and providing a simpler process to bring suites up to minimum lifesaving requirements. If you have an existing suite that isn't legal, this can be a cost-effective path to compliance. Contact us to discuss whether current amnesty provisions apply to your situation.

We serve Calgary and surrounding areas including Airdrie, Cochrane, Chestermere, Okotoks, and Rocky View County. The majority of our projects are in Calgary, but we're happy to discuss projects in nearby communities during your qualification call.

Yes. O.A.F Construction Corp. is fully licensed with the City of Calgary and carries comprehensive general liability insurance and workers' compensation coverage. We're also a Best of HomeStars winner for 2024 and 2025, which reflects our commitment to quality and customer satisfaction.

The first step is booking a qualification call. During this call, we'll discuss your project goals, budget range, and timeline. If it's a good fit, we schedule a site visit to assess your space, take measurements, and provide a detailed proposal. From there, we handle everything. Design, permits, construction, inspections, and final walkthrough.

Yes. Every OAF Construction project comes with a full warranty on workmanship and materials. We stand behind every build we complete. Specific warranty terms are outlined in your project agreement and vary by scope, but our commitment to quality means we're always available if any issues arise after completion.

Communication is central to the OAF experience. You'll have a dedicated project manager as your main point of contact throughout the build. We provide regular updates on progress, schedule milestones, and inspection results. You'll always know exactly where your project stands and what's coming next.

We offer structured payment schedules tied to project milestones, so you only pay as work is completed. We also work with financing partners to provide flexible payment options for qualifying homeowners. Payment terms and financing details are discussed during the proposal stage so there are no surprises.

Changes during construction are handled through a formal change order process. If you want to add or modify something, or if we discover an unforeseen condition (like hidden plumbing or structural issues), we document the change, provide a clear cost and timeline impact, and get your approval before proceeding. No surprises, no hidden costs.