Frequently Asked Questions

A legal secondary suite is a self-contained living unit within a home that meets the address-specific City of Calgary land-use, building, fire-safety, and registration requirements that apply to it. It commonly includes its own kitchen, bathroom, living or sleeping areas, and a separate entrance. The City confirms the applicable approvals and registration status; a contractor cannot guarantee that outcome.

Common checks include ceiling height, bedroom egress, fire separation, interconnected alarms, a separate entrance, and compliant electrical, plumbing, HVAC, and structural work. The exact requirements depend on the address, proposed use, drawings, and current City and Alberta rules. We help identify the likely scope and coordinate approved work; the City controls inspections and approvals.

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.

Possibly, subject to the City of Calgary's current short-term-rental rules, licensing, zoning, insurance, and the property's approved use. Confirm those requirements directly with the City before designing or marketing a short-term rental; a legal suite approval does not by itself guarantee short-term-rental eligibility.

There is no reliable one-size-fits-all ROI. Rent, vacancy, financing, operating costs, insurance, taxes, maintenance, the permitted configuration, and the property's eventual sale price all vary by address and household. Use the calculator as a planning scenario only, then confirm rental assumptions with current comparable listings and confirm property-value questions with an appraiser or lender.

A lifestyle basement needs a project-specific construction allowance. Scope, existing conditions, selections, material lead times, inspections, and any required approvals affect the actual schedule. Permit review is separate and City-controlled; the written proposal should identify the milestones and dependencies that apply to your address.

Minimum heights depend on the room, use, existing construction, and current Alberta and City requirements. We measure the property, identify likely constraints, and discuss options such as floor adjustments or ductwork changes where appropriate; final compliance is determined through the applicable review and inspection process.

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.

Garage permit requirements depend on the project, lot, structure, and current City rules. The City may review setbacks, lot coverage, height, and building safety through the applicable permit path. We help identify and coordinate the likely submissions within the approved scope; the City controls permit decisions.

Garage construction timing is scope-dependent. Weather, foundation type, design complexity, material lead times, inspections, and permit conditions can all affect the schedule. A written proposal can set out an allowance and milestones once the property and scope are reviewed.

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.

Tenant-improvement timing is scope- and use-dependent. A light refresh, structural change, plumbing, HVAC, landlord review, permit path, inspections, and material lead times can each change the schedule. We set out the known dependencies and milestones after the space and intended use are reviewed.

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 review timelines in Calgary vary by address, application type, completeness, review comments, and the City's current queue. We can help prepare and track submissions where that coordination is part of the approved scope, but the City controls review timing and decisions. Treat any pre-construction allowance as planning guidance, not a guarantee.

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.

Where inspection coordination is part of the approved scope, we help keep required City inspection steps visible and coordinate with the project team. The exact inspections depend on the work, and the City controls inspection outcomes and occupancy decisions; no contractor can guarantee that every stage will pass on a particular date.

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.

Our primary service area is Calgary and Airdrie. Nearby-area requests are screened during the qualification call and are not treated as our core demand. SSIP support applies to eligible City of Calgary properties only.

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. We discuss your goals, budget range, property, and timing. If it is a fit, a site assessment may follow, then a written scope with allowances, exclusions, payment terms, and the change process. Permit and inspection coordination is included only where the approved scope says so; the City controls approvals and occupancy decisions.

Warranty coverage is set out in the project agreement and varies by scope, trade, and supplied product. Review the written terms, exclusions, and claim process before signing; the current OAF standard references a 5-year workmanship warranty where it applies.

The approved scope identifies the project contact and update cadence. We can share progress, schedule dependencies, selections, and inspection information as it becomes available, with changes documented in writing so the current scope and next decision are clear.

Payment terms are set out in the written agreement and may include milestone payments, deposits, allowances, and approved changes. Financing availability and lender terms are separate and subject to qualification; review the current offer and security terms before relying on them.

Changes during construction should be handled through the written change process. If you request an addition or an unforeseen condition affects the approved scope, the proposed cost, schedule impact, allowances, and exclusions should be documented and approved before the change proceeds.