Secondary Suites & Carriage Homes

For many Kelowna homeowners, adding a secondary suite or carriage house is one of the most practical ways to create flexibility, support family, or generate rental income. But while these two housing types are often grouped together, they are not the same thing — and the City regulates them differently. Kelowna states that where zoning permits them, a property can have either one secondary suite or one carriage house in addition to a single-family dwelling, and both require building permits.

What is a secondary suite?

Kelowna defines a secondary suite as a self-contained dwelling located within a single-family dwelling, with its own entrance, kitchen, bathroom, and living area. It must be interconnected to the primary dwelling and is restricted in size based on the size of the principal dwelling. The City also states that secondary suites are allowed in most residential zones other than townhomes and multi-family complexes.

In practical terms, a secondary suite is usually the better fit when you want to add legal living space within the main house rather than build a separate structure.

What is a carriage house?

A carriage house is a smaller secondary house on the same property as the main home. Kelowna says it can be used for guests or family, or as a long-term rental, but it is restricted in size and height relative to the main dwelling and cannot be subdivided or stratified.

Kelowna’s carriage house bulletin adds more detail. It explains that carriage houses are permitted only in specific scenarios tied to future land use designation, zoning, servicing, lot size, and in some cases agricultural or rural criteria. The bulletin also notes that a carriage house may not be stratified, that upper-storey floor area is limited relative to the footprint, and that in some future land use contexts it is limited to a single storey.

Which one makes more sense?

A secondary suite may be the better fit if:

• you want the lowest-impact way to add legal living space

• you already have a layout that can support it

• you want to keep construction simpler

• you want to avoid building a separate detached structure

A carriage house may be the better fit if:

• you want a stronger sense of separation and privacy

• your lot can physically support another small building

• you want to preserve the main house layout

• you are designing for long-term rental or family use

What homeowners in Kelowna should know first

1. You usually cannot have both

Kelowna is clear that, where permitted, the typical rule is one secondary suite or one carriage house, not both, in addition to the single-family home.

2. Zoning and land use matter

Just because a suite or carriage house is common does not mean it is automatically permitted on every property. The property’s zone, future land use designation, location in or outside the Core Area, access to sewer and water, and lot size can all matter.

3. Permits are required

Both types require building permits. Kelowna also has dedicated permit materials and bulletins for suites, carriage houses, and related residential applications.

4. Design still matters

Even when a project is allowed, the best results come from good planning: privacy, access, parking, natural light, storage, pathway layout, and exterior fit with the main house all affect the final quality.

Good reasons homeowners add them

In Kelowna, homeowners often explore suites and carriage houses for one of four reasons:

• rental income

• housing for family

• aging-in-place flexibility

• increasing property utility over time

That makes them not just a real estate decision, but a long-term lifestyle and property-planning decision.

Common mistakes to avoid

A frequent mistake is choosing the housing type first and checking feasibility second. The better approach is to evaluate the property first: the lot, zoning, access, services, and the existing home. Another common mistake is underestimating the design value of privacy, light, and circulation. A legal unit is not always a good unit unless it is designed well.

Final thought

Secondary suites and carriage houses can add major value in Kelowna — but only when the project matches the property and follows the local rules. The right choice is usually not about trend. It is about what your lot, your house, and your long-term goals can support.

Wondering whether your property is better suited to a secondary suite or a carriage house? Kelowna Home Design can help assess your options and guide the design approach before you commit to the wrong path.