Basement Suites in the Sky
Lock-off suites could help young families own condos and create rental housing for singles.
How a lock-off suite fits into a larger apartment. Credit: Perkins & Co.
A Home for All
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- Affordable Housing: Five Myths
- Homes that Cost Less than Rental
- No Money Down Mortgages Still a Good Idea? This One Works
- 'We Need Rental, Today': Toderian
- The Path to New Rental Homes: One Broker's View
- Basement Suites in the Sky
- Rennie's Remedy: Taller, Cheaper
- Do It Yourself Home Lauded by Housing Minister Coleman
- The Coming Co-op Crunch
- In Vancouver, a Renter's Rat Race
- Let's Create Housing Policies Young People Can Afford
Related Document
High atop Burnaby Mountain stands a housing solution that could unlock one of the thorniest problems facing Vancouver and other expensive B.C. cities: Where to house the students, artists and other working singles who are critical to creating an information-based economy.
The City of Burnaby may be the first municipality in the world to legalize secondary suites within apartments -- also called lock-off suites -- that enable owners of condominiums to do what owners of houses have done for decades: rent out extra space.
Towers of basement suites
"Basement suites provide the most affordable housing in the Lower Mainland," said architect and planner Michael Geller. "Some of these basement suites are legal; most are not. Some remain as rental housing in perpetuity; others are taken over by the homeowner as family size increases, or family finances improve."
A longtime advocate of Flex Housing, Geller was president of the SFU Community Trust during the development of UniverCity, a planned community of up to 4,500 homes on 200 acres adjacent to Simon Fraser University.
"Both the university and the City of Burnaby wanted to provide some affordable housing for students within the community. However, the university did not want to use high value land for student housing, especially since it might "de-value" the adjacent condominium sites," Geller explained.
"So the question we asked ourselves was: Why not create the equivalent of a basement suite in a fifth-floor apartment?" he said.
"The answer came from resort architecture. We've all been in a hotel room or suite where, through a series of interlocking doors, two individual rooms can be joined as one suite," Geller said.
After considerable negotiation, the City of Burnaby amended its bylaws to approve lock-off suites within up to half of the apartments and townhomes at UniverCity. The suites must be at least 240 square feet. They are permitted to have their own entry from the corridor, as well as their own bathroom and cooking facilities.
"When we initially thought of this concept, we expected these suites would be the third bedroom in a three-bedroom unit," Geller said. "However, the first units to be built were in fact two bedroom units, where the second bedroom could either be the master bedroom, or a separate suite."
Twenty-four such suites were built as part of the first development at UniverCity. (See sample floor plan, above.)
"I am quite certain that nowhere else in North America -- or for that matter, in the world -- has another municipality developed a specific zoning bylaw to govern suites within apartments," Geller said. "Burnaby did it in 2002. And Vancouver is looking into it now."
Flexibility does not come cheap
The Burnaby Mountain lock-off suites are not "affordable" in the strictest sense.
In fact, Geller figures they cost between $20,000 and $30,000 more than the same-sized unit with ensuite bathrooms but without lock-off capability. Included in this amount is the extra door to the corridor, more fire-proofing between living quarters, an additional electrical panel and wiring, and parking.
"In order to increase affordability, the city agreed that it would relax its normal parking requirements," Geller said. "Only one space was provided for every four secondary suites."
But the existence of the lock-off suites -- and, specifically, the prospect of their rental income -- has made these relatively expensive apartments more purchase-able, because lenders have regarded a portion of the anticipated rent as income.
"This allows a young family to get into the suite they might not otherwise afford. And later, when kids need their own room, they can take over the whole suite," Geller said.
"Some people would argue that costs inherent in making a home flexible are too great," Geller said. "Particularly recognizing that, at least in North America, we have a propensity to move quite frequently. Others might argue that our propensity to move is a result of the fact that our homes can't change as our needs change."
Filling a gap in the rental market
The lock-off suites have not proven cheap to rent, either. These tiny bachelor suites -- ranging in size from 240 to 285 square feet -- fetch from $525 to $750 per month.
"They rented for much more than I expected," Geller said. "Still, they rent for considerably less than for a conventional one-bedroom suite."
But while the rents are quite high on a per-foot basis, these tiny suites are cheaper than almost anything other than a substandard basement suite or an aging residential hotel.
This may prove to be the lock-off suite's greatest advantage: It serves the most extremely under-served gap in British Columbia's expensive urban rental markets.
In Vancouver, newly built or recently renovated one-bedroom apartments in walkable neighbourhoods rent for about $1,200 a month. Basement suites fetch $750. And a bug-infested room in an aging residential hotel runs to almost $600 a month -- if one can be found.
This leaves students, artists, and other young singles priced out of the market. It also serves as a profound disincentive for the province's tens of thousands of mentally ill and frequently addicted citizens to better their lives: After all, why undertake all the hard work of getting clean if, years later, one is going to wind up shelling out $600 a month to live in the same sort of residential hotel that one lived in on welfare?
A clean, modern suite -- even a miniscule one -- for between $525 and $750 a month is precisely the grail sought after by thousands of single Vancouverites, including many in what Richard Florida calls the Creative Class.
"It's not necessarily affordability in the sense that most people use the word," Geller said of the UniverCity lock-off suites. "But it created a housing choice that would not otherwise have been provided."
Next week: Condo sales king Bob Rennie has views on how to bring down the cost of housing in Vancouver.
Related Tyee stories:
- Michael Geller, New Blood for NPA
Vancouver's reigning party stumbled, says developer who seeks one of its council slots. - Can 'Eco-Density' Be Beautiful?
New initiative means new architecture. But how will it look? - Design the Next Vancouver'
FormShift Vancouver' contest invites new ideas for a vibrant, greener, denser city.
![[Tyee]](http://thetyee.cachefly.net/ui/img/ico_fishie.png){kind=small}
RickW
09-03-2009
The soon-to-be-burgeoning vacant commercial space......
....might also be amenable to something along these lines............unless we prefer to have derelict commercial buildings littering the skyline.
Tbarnston
09-03-2009
Honestly????
Is this for real? Less than 300 square feet? $750 a month?
How much room is left over for the landlords?
I would like to hear from residents of these lock off suites. This article only contains opinions from those who clearly do not have to live in these suites.
rangergord
09-03-2009
I want one bad!
Wow! Only $500-750 a month for a shoebox studio bedroom with bathroom. Put me on the list. Seriously folks get out of that hellhole of a city while you can. It may be pretty but who cares? Or you can stay put while the real estate cabal fixes everything up nice for you. They obviously just need a bit more time. I know affordable housing has not been seen for 40 or 50 years but any day now that will change. Promise.
bentrider2010
09-03-2009
This is the affirmation of
This is the affirmation of the apocalypse - 300 square foot subpartments for the price of a real apartment in a normal city - get real! It's third world living conditions in a developed country! Way to go Vancouver!
Run for your lives! Flee to a city where the standard of living is not declining rapidly!
jrb
10-03-2009
or ...
someone making $10-15/hr in a call center could get a job with similar pay just as easily in a city in, say, the maritimes, and their $750/month could instead be used for there own 800sq.ft 1BR there or their $450 could even be used to share a 900sq.ft 2BR of their own with a roommate of their choice.
for someone with modest prospects and income, there are options elsewhere within this country, this province even, that do definitely provide for a higher quality of life than playing the futile rental bargain hunt in this region.
this segment of the population is never going to be able to buy a home of any sort here. they will get more bang for their hourly-earned buck by shipping out for more reasonably priced pastures. there, they may, if they play things right, at least get a fair chance at home ownership one day.
Rod Smelser
10-03-2009
UBC School of Architecture
Several years ago I was out at UBC for some event or other, I forget what. But I do recall waiting at the bus loop and talking with a young architecture student for a few minutes.
She told me her career ambition was to make smaller and smaller spaces seem attractive to people. I couldn't help but think that this was another example of "Vancouverism", and I was not impressed.
I am also reminded of a conversation I had a few years ago with a colleague who explained that houses in Vancouver would forever rise in price, regardless of what happens with wages, and the difference would be make up by dividing those houses into ever increasing numbers of suites. When I protested that this didn't sound reasonable, that eventually housing standards would decrease to an unbearable level, he told me it didn't matter. This is Vancouver! It's such a beautiful city! People want to live here no matter how microscopic their personal accommodations may be, and no matter how much those accommodations cost them. All you have to do is "get the rents" and the rest will take care of itself.
The explanation? His wife is a realtor!
dj mk
10-03-2009
i think the above posters
i think the above posters are forgetting that this is at SFU and those living in these small spaces are students and generally live in these spaces very short term.
in many ways, its like a dorm room except there is no roommate and quieter. i believe the units also have a small desk (if i remember correctly)
fishtron
10-03-2009
Smaller places - cool!
I love the idea of smaller living spaces.
Peeps don't need 1k sqft to live! If you want play in a yard, go to a park. Want to grow stuff and don't have a giant patio? Join a community garden.
I choose to live in Vancouver to be with my family. We came from Hong Kong where we HAD to be thrifty with our living space -- we didn't have a luxury 1,200 sqft home! It's tough when you grow up in a culture where bigger-is-better, but small spaces can be tremendously attractive. You just have to add more meaning to your home, reusing the same space, and sometimes the same pieces of furniture.
Aren't we all about adding purpose to our life? Here it is! Add more purpose to your entry-way, which is doubling as storage and perhaps a sunny sitting area if you bring out some folded chairs.
So Rod, it's not a "Vancouverism." It's just what makes sense in this day and age, all around the world. There are lots of literature about small spaces and architecture, again, from all around the world (the Japanese are extremely good at this).
It's true that they're not easy to build, and not easy to live in. But who said living was easy?
ted...
10-03-2009
Race to make a smaller "Dog-Kennel"
what's with these brain-dead architects.
240-aquare-feet , don't they know that people have to live in these tiny space's for several YEARS ...?
Look at the blue-print...!
How many times can you "re-arange" the bedrooms...? In one of the "sedo-suits" , the bed can only face in one direction...!
People are expected to share a kitchen ,
and a living room.
Who controll's the TV's chanell-changer...?
What happen's if your room-mate drinks the last drop of YOUR milk ...?
------ talk to homeless people,
and you'll soon find out about how friction between room-mates happen's...
One thing that seem's to be a common thread ,
is the size of the space being shared...!
ie: people who have their own kitch, seem to have fewer pilferred-food problems...
People with their OWN wash-room , etc...!
and ya , who controlls the chanell changer becomes cause for friction.
------------ bottom line ---------
240 square ft is too small ...!
The plan depends on TOO-MUCH on people co-opperating together.
but how much will it cost ...?
( notice the police are called out to a larger number of "demestic-disputes", in SMALL-SPACES , than they are called into LARGE SPACES...! )
There are also psychological studies that show a direct relationship towards violance, when people's spaces become more and more congested with more and more people...!
( ie: over crowded jails or refugee-camps )
---- Shame on the reporters for forgeting about that kind of stuff ----
or that last-year 400-square feet ,
was thought to be too small...!
ted...( "people" , have to live there pal )
like Rats stuffed into a Getto ,
how nice ...!
grapeman
10-03-2009
"This allows a young family
"This allows a young family to get into the suite they might not otherwise afford. And later, when kids need their own room, they can take over the whole suite..."
.........
Wow... what a laugher. Hot-racking your kids into a suite [i.e. one room] is no solution at all. If this is how urbanites think they can help families, no wonder so many working class and middle class families are forced into the suburbs. And no wonder Vancouver is as much to blame for suburban sprawl as the suburbs themselves.
yasmar
10-03-2009
The best part about living
The best part about living in tiny spaces is that everything smells like your dinner because you're forced to cook it in the same room. "What's that cologne you're wearing?" "Oh this? It's eau de fried oil. Do you like it?"
spirit
10-03-2009
never too small
Geez, you people. I live in a 390 square foot condo that I bought ten years ago. I love it. A bed/chair, table kitchen and bath is all anyone needs who lives alone. This beautiful city (and coffee shops) are all else one needs.
Rod Smelser
10-03-2009
Canadian dream of home ownership
fishtron
I love the idea of smaller living spaces. ... We came from Hong Kong where we HAD to be thrifty with our living space -- we didn't have a luxury 1,200 sqft home!
Traditionally people came to Canada for more space, not less or the same space, and for affordable housing one could own, instead of being forever a tenant. Has that all changed in the age of cafe latter "urbanism"? It certainly has for the marketers and spinners, and their apologists on various websites that are devoted to the job of making downtown real estate sound incredibly sophisticated.
The "luxury" of a 1,200 sf home? Please. We weren't all born yesterday.
morechatter
10-03-2009
It Sounds Like the Surrey Nightmare
As its how most bought their homes with the idea they would be renting out secondary suites. And a nightmare it is as tenants file complaints of landlords coming in and raping them and stealing from them and landlords say the same as many an East Indian Home is housing poor whites to help pay for their homes. And if ever there was a reason for assisted suicide it would be having to live in Surrey in one of homes as just the thought makes my skin crawl and hair stand on end as the Residential Tenancy Office is filled to the brink with complaints and yet their are many complaints that go unanswered. The Residential Tenancy Office orders are pretty much useless unless you are prepared to spend thousands on trying to collect your damages as I know as even when took landlord into court and the provincial judge said pay up or else I still have never seen a dime, liens and all.
morechatter
10-03-2009
How about student co operative housing?
Your guaranteed they are going to be students living there so spread them around the neighborhoods where schools are located and set them up to accommodate the needs of students or low income singles as close to transportation, shopping and hospitals. It can be done at less than $2.00 per square foot and give them access to yards, laundry, parking etc. You could start small and start adding homes as resources become available. And keep the units small that is in the number that is housed in housing unit as this way they can take advantage of the space in common areas but maintain their autonomy. I am positive it can be done as worked for an architect and even had a real estate license. And have a pretty good idea of the way things work around design along with having my own small company some years back where we did commercial renovation. It can be done as tables and beds come out of the walls and things are made spaceous, modern and livable. And of course enviromental friendly products when possible and homes renovated with green in mind.
alive
10-03-2009
same old!
When condo's first were introduced the norm was to have common facilities as part of the package; Swimmingpools (inside and outside) sauna, gym, recreation-hall, guest-suite(s) play-area for the kids and so on.
The idea was that by giving up on the idea of owning a single detached house, you actually gained something.
By now, we have slowly adapted to living with smaller units and fewer amenities, and meanwhile the prices have skyrocketed.
Great going!
Same principle as when they introduce a new packaging on your needed items, and it turns out that in the process you get less volume and a higher price.
Who says we are not manipulated?
Rod Smelser
10-03-2009
Never too enthralled
There are some who buy the "Vancouverism" speech, hook, line and sinker. I guess it's a free country, and if people want to think they're lucky to live in tiny apartments, that's their right.
The question is whether public policy should force everyone to live that way through high prices and restrictions on competition.
When someone says they don't care about being squeezed into a tiny suite with barely enough room for three pieces of furnitute and one guest, I have to wonder if they're being serious. When I hear them say it's OKay because the cafe latte lifestyle in the neigborhood is just so adorable, and the city is just so pretty, I know they are being serious. Seriously into Vancouver propaganda that is.
margot
11-03-2009
small can be charming
I remember a few wild little apartments in New York City in the 60s. Tricks like using a board on the bathtub as the diningroom table (table cloth,candles, flowers) made it seem as if in an exotic movie, totally haute-bo divine.
Access to fresh air, day and night, and a sense of community with the other tenants, would rank much higher for me than rooms big enough to raise ponies in.
I gasp at how big houses and condos are now. Huge bedrooms make me imagine people sprinting out of bed and to the far end by the palm trees to fart. Or to mutter into the cell phone.
I knew a couple in a medium big house, who were worried about break-ins beause they had 5 TVs. I asked them why they had 5 TVs. "Because when the grand kids come over, they all want to watch different shows."