What is the timeline for a secondary suite build?

A secondary suite build in Ottawa typically takes 4-6 months from start to finish, including permit approval time. This timeline assumes a basement conversion or garage conversion, with permits submitted early in the process and no major structural complications.

The process breaks down into several phases that often overlap. Permit approval is usually your longest single wait - the City of Ottawa typically takes 4-8 weeks to process secondary suite applications since they require both zoning compliance review and building permit approval. During this time, you can finalize designs and order materials, so it's not entirely dead time.

Construction phases generally follow this sequence: rough framing and any structural work (1-2 weeks), electrical and plumbing rough-in (1 week), insulation and drywall (2-3 weeks), flooring and interior finishing (2-3 weeks), kitchen and bathroom installation (1-2 weeks), and final inspections and touch-ups (1 week). Weather can impact timeline if exterior work is needed - foundation modifications or separate entrance construction should ideally be completed between April and November in Ottawa's climate.

Several factors can extend your timeline significantly. Older Ottawa homes often reveal surprises once walls are opened - outdated electrical panels, plumbing that needs updating, or structural issues that require engineering consultation. If your property needs zoning variance or committee of adjustment approval, add 2-3 months to the timeline. Complex layouts requiring extensive structural modifications, or high-end finishes requiring special-order materials, can also add weeks to the schedule.

The permit process is crucial and shouldn't be rushed. Ottawa requires secondary suites to meet specific standards: minimum ceiling heights (7 feet for most areas, 6'6" for basements), separate entrance requirements, fire separation between units, and proper egress windows. Getting these details right in the permit stage prevents costly changes later. ESA electrical permits and any gas work permits run parallel to the building permit but have their own inspection schedules.

Smart planning can optimize your timeline. Start your permit application 2-3 months before you want construction to begin. Order long-lead items like custom kitchen cabinets or special flooring early. If you're planning to rent the unit, start advertising 4-6 weeks before completion - Ottawa's rental market moves quickly, and having a tenant ready helps with your return on investment planning.

For a detailed timeline specific to your property and goals, contact Justyn Rook Contracting for a free consultation. We'll assess your space, explain the permit requirements for your specific situation, and provide a realistic timeline based on current City of Ottawa processing times and our construction schedule.