Seton Legal Basement Suite
Income-generating legal basement suite with separate entrance, egress windows, and modern finishes. Fully code-compliant rental unit.
Investment ROI
The Brief & Strategy
The homeowners of this new-build property in Seton wanted to maximize their investment by transforming the unfinished basement into a fully legal, income-generating secondary suite. With mortgage rates rising, their primary goal was to create a high-quality rental unit that would command top market dollar and attract reliable tenants.
The vision was "bright, safe, and indistinguishable from an apartment." They wanted to avoid the typical "dungeon basement" feel by prioritizing large windows, 9-foot ceilings, and premium soundproofing to ensure privacy for both the main floor family and the future tenants.
🛡️ Compliance & Technical Specs
Code & Safety Features
- Separate Side Entrance
- Independent HVAC System
- Sound-dampening Resilient Channel
- Quartz Countertops (Stain Resistant)
Durability & Maintenance
- 20mil Wear Layer LVP: Maximum durability for tenants
- Quartz: Stain and scratch resistant
- Scuff-X High Traffic: Easy maintenance
Financial Overview
*Estimates based on current market rates in Legal Suite.
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Project Timeline
See how we transformed this space step-by-step to maximize your investment return.
Total Project Duration
12 weeks
Completed in 7 phases
The Transformation
We navigated the City of Calgary's secondary suite registry process from the start. Since this was a new build, we optimized the mechanical room layout early for independent heating systems—a key requirement for modern tenant comfort and code compliance.
To maximize rental value, we chose durable but high-end finishes: luxury vinyl plank (LVP) flooring for waterproofing and longevity, and quartz countertops in the kitchen. We installed a separate side entry with a concrete walkway, giving tenants a completely private arrival experience.
Soundproofing was a major priority. We utilized ROXUL Safe'n'Sound insulation in the ceiling joists and installed resilient channel (bar) with Type X drywall to achieve an STC rating well above code requirements, ensuring the owners upstairs would barely hear the tenants below.
Challenges We Solved
Every project comes with unique obstacles. Here's how we overcame them.
⚠️ Challenge
Strict Fire Separation Requirements
✅ Solution
Used 5/8" Type X firewall drywall on all ceilings and mechanical room walls. Sealed all penetrations with fire-stop caulking to ensure 45-minute fire rating between units.
⚠️ Challenge
Independent Heating for Tenant Comfort
✅ Solution
Instead of shared ductwork (which transfers smell and sound), we installed electric baseboard heating with smart thermostats in the suite, keeping the main furnace dedicated to upstairs. This lowered upfront costs and prevents air mixing.
⚠️ Challenge
Egress Window Height Consistency
✅ Solution
The existing basement windows were slightly too high for code egress. We built custom interior steps/benches below each bedroom window to ensure safe and code-compliant exit routes during emergencies.
Project Gallery
Explore the details, finishes, and craftsmanship.
Just Peac Homes handled the entire permitting headache for us. We rented the suite out within 2 days of listing it. The extra income covers more than half our mortgage!
David & Jennifer
Property Investors
The Outcome
The result is a stunning 2-bedroom legal suite that rented immediately for $1,750/month—significantly higher than the neighborhood average. The "legal" status provides peace of mind for both the landlords and tenants.
Financially, the numbers are compelling. The project cost was approximately $65,000. With $21,000 annual revenue, the payback period is roughly 3 years. Furthermore, a licensed appraiser estimated the suite added over $85,000 to the total property value immediately upon completion.
Project Insights
Why explicitly choose 45" egress windows?
We installed oversized egress windows not only to meet the 2025 Calgary Fire Code requirements for secondary suites but also to maximize natural light, making the basement feel like a main floor living space—increasing rental value by up to 15%.
What is the specific fire separation used?
This unit utilizes 5/8" Type X drywall on ceilings and resilient channel soundproofing, exceeding the STC-50 rating required by code. This ensures safety and significantly reduces noise complaints between tenants and owners.
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