Case Study: How a Secondary Suite Transformed This Property
Our latest project was all about transformation: taking a solid, well-built home and turning it into a modern, income-generating investment. One of our regular investors purchased the property as a flip, with the goal of creating a turnkey-ready home for their buyer. While the house was structurally sound and had been lovingly maintained by the same family for years, the upstairs needed a refresh. But beyond cosmetic updates, we saw an opportunity to add real value—by designing and building a legal secondary suite. This addition not only modernized the property but also made it a standout option for buyers seeking rental income potential. Join us in this article as we break down how we brought this vision to life, step by step.
Client Background
What made this project unique, though, was the opportunity to add a legal secondary suite. The house’s layout was ideal for this kind of addition. A side entry and high ceilings provided the perfect foundation for creating a separate living space. For the contractor, this wasn’t just about flipping the property—it was about maximizing its value by appealing to buyers who wanted both a stylish home and the potential for rental income. This dual-purpose approach transformed the project from a simple renovation into a strategic investment.
Design and Planning
Designing the secondary suite required a thoughtful approach to make the most of the existing layout. Rather than starting from scratch, we worked with what was already there; key elements like the bathroom location, windows, stairs, and beams became the foundation for the new design. The space naturally lent itself to a three-bedroom layout, which is a rare and highly desirable feature for a basement.
The open-concept kitchen and living area flowed seamlessly, creating a sense of spaciousness and functionality. The existing two-piece bathroom, though small, was in a practical location, so we kept it there but expanded it to include a larger shower. This upgrade transformed the bathroom into a modern, functional space that complements the rest of the suite. The result is a well-designed secondary suite that maximizes space, comfort, and appeal.
Construction Process
The construction process for the secondary suite was a carefully planned and methodical effort. We planned to remove anything that wouldn’t be reused, clearing the way for the new design. Next, we roughed in the mechanical, electrical, and framing systems, ensuring soundproofing and fire separations were properly installed. Once the rough-in work was complete, we added drywall, finalized the fire separations, and moved on to the finishing touches—plumbing, flooring, cabinets, trim, paint, and doors.
Of course, no project is without its challenges. One notable hurdle was upgrading the electrical system. While this is usually straightforward, the electrical service for this property ran through an easement in the rear yards of neighbouring properties—a good reminder to avoid building structures like sheds in easements! We also had to add a new window for the third bedroom and enlarge the living room window to meet egress requirements. To make the window enlargement more efficient, we sized the cuts to align with the depth of the block walls, a small but effective detail that saved time and effort.
Despite these challenges, the end result was a beautifully finished, functional space that met all our goals.
Features and Amenities
One of the standout features of this secondary suite is the emphasis on comfort and soundproofing. To minimize noise transfer between units, we removed the furnace and ductwork, opting for electric heat instead. We also added RockWool insulation and Sonopan, which significantly reduce sound transmission, creating a quieter and more enjoyable living environment for tenants.
Another highlight is the custom layout, which allowed us to include three spacious bedrooms—a rare and luxurious feature for a basement suite. Designing three decent-sized bedrooms in this kind of space is no small feat, but the result is a functional and comfortable living area that future tenants will love. It’s a layout we’re particularly proud of, and it adds tremendous value to the property.
Results and Impact
The results of this secondary suite project have been overwhelmingly positive. The new owner now benefits from two leased spaces on one property, creating a more secure and profitable investment. The property, which has since sold and is now being leased, saw a significant increase in value thanks to the addition of a legal secondary suite. By modernizing the home and adding this feature, our client was able to deliver a highly attractive and lucrative investment for the new owners.
This project also offered some valuable lessons. For example, it’s crucial to thoroughly understand your property—especially when it comes to electrical service and easements. Easements, which can limit future development, are often overlooked, so it’s important to identify them early in the planning process. Additionally, while maintaining existing plumbing can help reduce costs, it sometimes requires creative problem-solving to ensure the layout still works. In this case, keeping the existing plumbing paid off, allowing us to stay on budget while delivering a functional and well-designed space.
Conclusion
This project is a perfect example of how strategic upgrades and creative problem-solving can unlock a property’s full potential. By adding a legal secondary suite and modernizing the home, we transformed a solid, well-built house into a versatile, income-generating investment. The result is a property that offers both comfort for tenants and financial rewards for its owner.
From navigating electrical easements to designing a rare three-bedroom basement suite, every challenge we faced became an opportunity to innovate. This project reminds us that with careful planning and a clear vision, even the most straightforward flip can become something extraordinary. If you’re considering a similar transformation, let’s work together to turn your property into a space that delivers lasting value.
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