Case Study: Modern 2-Bedroom Basement Apartment in Kingston Ontario
We were thrilled to work on this secondary suite project for a repeat client, marking another successful collaboration in a long-standing relationship. This particular suite is located on one side of a semi-detached home, a floor plan we've become very familiar with. In fact, we've built over 40 variations of this layout! Our client wanted a functional and stylish living space, and with our extensive experience in this type of project, we were able to deliver a design that perfectly fit their needs while maintaining the unique charm of the home. It's always rewarding to return to a project like this, knowing we’re able to bring new ideas and improvements while keeping the quality our clients trust.
Background
Our clients’ main goals were to create a functional secondary suite while working within the constraints of the existing space. One key challenge was the bathroom, which was already in place, and they wanted to avoid relocating it if possible. Additionally, they hoped to include two bedrooms to maximize the rental potential of the suite. This is a layout we've worked with multiple times before, but this particular version required some creative problem-solving to meet the client's needs. Before the secondary suite was built, the property had been rented long-term to a single family. However, when the space was once again vacant, the owners saw an opportunity to stabilize their income by converting the space into two separate units. The addition of the secondary suite would ensure that if one unit wasn't rented, the other could still generate income to help cover the mortgage and ongoing holding costs. This tactic not only makes the property more financially sustainable but also provides a valuable solution to the owner in today's rental market.
Design and Planning
The design process for this secondary suite was a fun challenge. One of the main things we had to work around was the existing bathroom—it was in a great location, and we didn’t want to move it unless absolutely necessary. Our goal was to keep as many key elements intact as possible, so we worked with the current windows and bathroom placement, designing around them to create a cohesive, functional space. We also had to navigate some zoning challenges, as zoning rules can change over time. At the beginning of the project, zoning requirements required two parking spaces for the secondary suite. However, we couldn’t widen the driveway further, so we had to get creative with tandem parking (front-to-back) instead. We also had to be careful not to overlap the sidewalk with the driveway, which meant the separate rear entrance for the suite had to be adjusted to share the front entry with the main unit in order to meet requirements. Lastly, the suite required a significant refresh due to some wear and tear caused by the previous tenants. With all these considerations, we were able to deliver a design that made the most of the finite space while meeting all the necessary requirements.
Features
One of the standout features of this secondary suite is the impressive ceiling height of 7'9", which really opens up the space and makes it feel larger and more airy than you might expect from a basement unit. Combined with plenty of natural light, the tall ceilings help create a bright, welcoming atmosphere throughout the suite. As for changes, we're particularly proud of the way we handled the utilities: we separated the utilities for the two units, which means the tenants now pay for their own electricity, water, and sewer. This not only gives the tenants more control over their utility usage, but it also makes the property more efficient and financially sustainable for the owner. It's a small detail, but one that makes a big difference in both the day-to-day living experience and the long-term management of the property.
Results
For anyone considering an investment property, especially new investors, we highly recommend looking into semi-detached homes—they often get overlooked, but they can be a fantastic option. Semis tend to have a lower price point compared to detached homes, and in many cases, they’re newer than the average properties we work on. That said, one thing to always keep in mind is zoning. It’s crucial to verify that the property meets zoning requirements, particularly when it comes to parking and sidewalk regulations. In Kingston, for example, we typically need a copy of the property survey to ensure the lot can accommodate these requirements before moving forward with any plans. A little due diligence upfront can save a lot of headaches later on!