Legalizing Existing Suites

About the Program 

The City of Saskatoon has developed occupancy standards that make it more cost-effective for property owners to upgrade existing suites and obtain the necessary permits, while ensuring safe and suitable accommodations for tenants.

The initiative to legalize suites in existing detached one-unit dwellings was identified by residents during the Plan Saskatoon process. In response, the Zoning Bylaw was amended in 1999 to allow greater opportunities to legalize suites. However, most existing suites did not meet the National Building Code requirements, and the cost to upgrade was cost-prohibitive. To address this, the City of Saskatoon adopted revised occupancy standards focused on life and health safety requirements. 

As of January 1, 2002, all existing suites built prior to January 1, 1999, are eligible to comply with these revised occupancy and zoning requirements. Suites installed after January 1, 1999, are not eligible for the program and must fully comply with the National Building Code. 
 

How to Participate in the LES Program

Step 1: Review your property to determine whether the program is a suitable option for you

Questions to consider when assessing eligibility:

• Is the site a detached one-unit dwelling?
• Was the home built prior to January 1, 1999?
• Do you have any evidence that the secondary suite was installed before January 1, 1999?

For example, a one-unit dwelling constructed in 2014 with an existing secondary suite would not be eligible for the LES prgram and would be required to meet all current National Building Code requirements. In this scenoario, the only option for an existing unpermitted suite would be removal.

The City requires verification that the suite was installed prior to January 1, 1999. Acceptable evidence may include a neighbours written testimony, historical real estate listings, or dated photographs.

Step 2: Request an Inspection

Contact Bylaw Compliance at bylaw@saskatoon.ca to schedule an inspection.

Initial Investigation

After a complaint or referral is submitted, a Bylaw Inspector will: 

• Verify the permitted use under the Zoning Bylaw, No. 9990.
• Review building and plumbing permit records.
• Schedule and conduct an on-site inspection to assess the building construction, including ventilation, stairwell, fire safety, window and door specifications. 

Step 3: Proceed with Legalization or Removal 

The Bylaw Inspector will generate a report that will outline what is required to legalize the suite or what needs to be done to remove it. It is then your choice to remove the suite, find an alternate legal use, or upgrade to a legal suite. 

Legalization

If you wish to proceed with legalization, you will need to provide the application fee and any required documents (outlined in the inspection report) to:

Bylaw Compliance
City Hall - 3rd Floor 
222 3rd Avenue North
Saskatoon, SK S7K 0J5

The current application fee to participate in the program is $2,250 (effective January 1, 2026).

If you choose to legalize the suite, the Bylaw Inspector will confirm the required work and whether building and/or plumbing permits are needed. 

If improvements are required: 

• Submit plans based on recommendations to the Bylaw Inspector assigned to your file.
• You may need to apply for a building permit through Building Standards and/or hire a plumber to obtain a plumbing permit.
• Separate permits are required for any existing plumbing work done without a permit or for new plumbing work. 

Permit Process 

Once your building and/or plumbing permit applications are submitted: 

• Building Standards will review applications and plans based on the initial inspection report prepared by the Development Officer.
• Approve permits and collect the applicable fees.
• Perform inspections during construction.
• Issue an Advisory of Deficiencies for certain minor plumbing issues, if applicable.
• Notify the Bylaw Inspector when all work is satisfactorily completed.

Suite Removal

• If you choose to remove the suite:
• You will be given a deadline to remove all illegal dwelling components.
• A final inspection will be conducted, and the file will be closed once the suite has been fully removed. 
   

Step 4: Final Inspection 

Upon final inspection, once the Bylaw Inspector confirms that all LES requirements have been fully met, an Occupancy Permit for the secondary suite will be issued and the file will be closed.