Case Study: 25 Barker Drive Secondary Suite Conversion

Turning an existing basement unit into a legal secondary suite can be a game-changer for both homeowners and investors. A secondary suite can create the potential for rental income and added property value. In the case of 25 Barker Drive, the owner purchased a home with the goal of legalizing an existing basement suite that was without proper safety features. The unit lacked crucial fire separations and didn't meet current building codes, presenting us with a unique set of challenges. The focus of this project was to bring the space up to code—ensuring safety while preserving as much of the existing layout as possible. This transformation not only made the basement unit safer and legally compliant but also turned it into an attractive living space ideal for young professionals.

Design

When approaching the design process for the secondary suite, the primary focus was on striking a balance between updating the space to meet current building codes and preserving the character of the original layout. This delicate process began with a careful assessment of the existing structure, identifying key areas that needed improvement while minimizing disruption to the original design. As mentioned, one of the most critical updates was ensuring the space adhered to safety standards, particularly the addition of necessary fire separations. 

In addition to fire separations, we reconfigured several aspects of the space to improve functionality and flow. For example, moving the closet allowed for a more efficient layout and better use of available square footage. We also created a shared entryway that provides access to both the suite and the mechanical room, optimizing the flow of the space and enhancing privacy between the two units.

To further enhance the living experience, we focused on improving the natural light in the space, which can often be limited in basement suites. Installing a French door in the bedroom allowed more light to filter in, creating a brighter, more inviting atmosphere while also improving the connection to the outdoor space. This small but impactful change helped elevate the overall aesthetic of the suite, making it feel larger and more open. 

Construction Process

The construction process for this secondary suite was all about maximizing the use of the existing space while ensuring it met building codes. It was started by focusing on the critical elements of fire separation and improving the entryways into the unit. One challenge the builders encountered was with the laundry rough-in – it appeared to be in place, but it turned out that it wasn't fully completed, so that had to be adjusted. Additionally, the entry to the mechanical room wasn't very practical, so it had to be reworked for better access. The bedroom, which lacked exterior walls and windows, presented another hurdle. To meet the natural light requirements, the bedroom and bathroom doors were upgraded to French doors, allowing for indirect natural light to flow into the space. For first-time investors, this project is a perfect example of a lower-risk opportunity: transforming a well-maintained, yet illegal unit into a legal and profitable space. One creative solution we used was adjusting the entry to both the mechanical room and the unit itself, which allowed us to avoid the need for fire-rating the crawl space ceiling, saving both time and resources.

Key Features

One standout feature of this secondary suite is the surprisingly spacious bathroom, which is unusually large for a one-bedroom basement unit. The bathroom was in great condition, so instead of sacrificing space for the living room, we decided to leave it as is. This not only kept the bathroom intact, but it also made a positive impression on prospective tenants, showcasing the suite's generous layout.

While the project's focus was on improving safety elements, rather than adding flashy custom features, there's something incredibly rewarding about enhancing a space to be safer and more compliant. It may not have been the most exciting aspect of the renovation, but knowing we’re providing a safer and more secure living space for future tenants is something we're truly proud of.

Results

This secondary suite project has been a great success, particularly given the fantastic location for single, young professionals. The unit has consistently attracted ideal tenants whenever it's been on the market. In fact, after a previous tenant moved out for a job opportunity out-of-province, a friend of theirs loved the space so much that they moved in—and have been there ever since! Legalizing the unit not only improved the safety and livability of the space, but it also attracted higher-quality tenants and made it much easier to rent. We were able to create a safe, affordable unit quickly, which is always a great outcome. While many investors might shy away from a back split layout due to the crawlspace, this one-bedroom unit proved to be ideal in the right location. One piece of advice for future projects: while we chose not to separate utilities to keep construction costs down, next time we would recommend fully separating utilities, as tenant utility usage can be high, and it would make managing the space more efficient.

 

 

In Conclusion

The project of 25 Barker Drive highlights the value of transforming an underutilized, non-compliant basement unit into a legal and safe secondary suite that not only enhances property value but also attracts high-quality tenants. By focusing on key updates such as fire separations, improving the layout, and enhancing natural light, we were able to maximize the potential of the space while meeting all necessary building codes. The result is a functional, attractive, and compliant living space that has been easy to rent and has provided a great return on investment for the property owner. For first-time investors, this project serves as a prime example of how to turn a low-risk, high-reward opportunity into a successful rental property.