Coach home, garden suite, carriage home: What’s the difference?

Coach homes and Garden suites are an amazing investment and if planned properly, can be a huge benefit to your property value while providing affordable housing to others. Chilliwack has made big strides to streamline the process in making your Coach Home or Garden Suite investment a reality.

If you have questions about Garden Suites and Coach Homes, you’ve come to the right place. Here we will answer your questions about this, sometimes confusing process. Although the process for an experienced contractor is fairly straight forward, the process and language can be a bit intimidating. Let’s look at some of the basic language to better understand some key considerations in taking the next step. First, let’s understand that any additional building which is detached from your principal dwelling, will be considered a “Secondary Suite”. This is more of an umbrella term.

What is the differences?

Secondary Building – A building which is detached from the main home.

A secondary suite, is a self-contained dwelling located within the property of a single detached house and has separate cooking, sleeping and bathing facilities. The Zoning Bylaw limits the size of a secondary suite to having a floor area less than 40% of the habitable floor area of the house, or no more than 90m2, whichever is less

Coach House / Carriage House – A building which has a living space above a garage or other storage area.

The term Carriage House is more of a historical definition. An original Carriage House was a popular structure in Northeastern US and served a dual purpose. The 2-story building was used to house horses and gear in the ground level, while the caretaker lived on the 2^nd floor above them. The term Carriage Home has been replaced with the more modern term, Coach Home and is a residential unit located in a detached building above an ancillary use (i.e. garage, storage room, etc.). The size, height and setback requirements for a coach house can be found within the zone description applicable to the property.   

Garden Suite – A building with a living space at ground level.

A garden suite is a detached, at-grade accessory dwelling unit located on the same lot as a principle residence.

Is it a good investment to build a Coach Home or Garden Suite?

The cost of living is climbing faster than any other recorded time in history. Your home is a one of the largest investments you will ever make. You would be hard pressed to find another investment vehicle which may provide you with consistent revenue while also increasing the overall value of your home. If you are able to utilize this investment to its maximum potential why wouldn’t this be a good investment. In addition, it provides affordable housing to the community.

What are the steps to build your Coach Home or Garden Suite?

Big or small, good planning is key to a successful construction project. A Coach Home is no different. A well-versed contractor will be able to help translate the terms and provide a more in-depth explanation of your project. While some contractors may specialize in New Home Construction and others in Renovations alone, it is best to interview several contractors to ensure they have the experience in dealing with the rules involved with building a Coach Home. Regardless, here is a basic guideline to follow:

1. Contact your city planning to determine if your property will allow for the building of a Secondary Building.
2. Contact and interview a contractor who is experienced in dealing with the planning and construction of a Coach Home or Garden Suite.
3. Work with your contractor to submit a Development Permit Application.

*Your contractor should be able to assist in the following and have a good understanding of what is and is not permitted in the final application. This experience will help speed up the planning process and ultimately save money

1. Overall design assistance – Where are windows allowed and restricted. Understanding how to tie-in services like sewage, electrical and gas. What parking and other requirements may be needed
2. Permit submission – assist in preparing a comprehensive application to help streamline the application process and communicate with building and development officials.
3. Provide costs – Provide a transparent list of costs as well as peripheral considerations like landscaping and such.
4. Provide schedule – Provide a schedule of construction.

How long will it take to build my Coach Home or Garden Suite?

Proper planning and a clear understanding of costs and timeline should be realized prior to undertaking the project. While costs will greatly be dependant on the size and level of finishing, a baseline can be broken up into 3 phases. These three phases should be considered approximate and could drastically change pending the complexity of the building as well as seasonal considerations and application timelines.

Planning – 3-8 months.

This phase should be a 2-part process. 1- Brief pre-planning &, 2- Comprehensive planning:

1. 1. The Preplanning, will explore everything from the zoning, through to determining what structure will be allowed. In addition, it will also provide you with a general understanding of the buildings architectural components, and a base line estimation cost for the construction of the project. These should be considered ball-park estimates. Once completed a comprehensive plan can begin.
   2. The comprehensive planning will dig deep into the structure and design the structure to best suite your design and cost criteria. It will also include structural and geotechnical engineering. The finishing components of the building which include colours and materials selections should be completed at this time as well. The conclusion should be drafted into a contract where the structure and the cost to complete the building is transparent to you.

Application approval – 1-3 months.

This is the phase where the application is reviewed and approved by the city and developing officials. Depending on the work load and review requirements, the application may take up to 3 months or longer.

Construction phase 6months-1 year

This is the physical construction of your structure. Depending on the complexity, season, and other considerations your build may take 6-9 months.

A good rule to follow would be to anticipate that the process of your Coach Home or Garden Suite will take a minimum of 1 year. This is a good budget for planning and will ensure everything is covered and anticipated in order to successfully complete your project.

Important considerations :

Are there any hidden costs:

Not necessarily hidden , rather here are some of the additional costs that you should be prepared for.

              $ – additional property taxes. These will be determined by the value of the building and the general improvements made to home and land.

              $ – additional insurance. Due to the addition of valuable assets, it should be anticipated that additional insurance costs will be required. In addition to the asset, if you intend on renting out the space, you may require additional insurance which covers liability for your renters. Connect with  an insurance professional for coverage options and costs.

              $ – additional city fees. Likely the city will require additional fees for water, sewer, and curbside pick ups.

              $ – additional utility fees. Undoubtedly there will be additional fees for utilities. These may be connection fees and ongoing monthly usage fees

Do I need to provide additional parking:

Yes, generally additional parking will be required. This will need to be “Off street” parking. Generally 1 spot per bedroom

Landscaping:

There may be additional landscaping required to provide privacy to the neighbouring properties as well as the Secondary Building. Your contractor will be able to provide a baseline design for this. However, the final decisions on this will be up to the development personnel. Additional walkways and hard surface paths may be required. Don’t forget that these may need additional lighting and require regular maintenance and cleared of snow and such.

How big can I build my secondary building?

The Zoning Bylaw limits the size of a secondary suite to having a floor area less than 40% of the habitable floor area of the house, or no more than 90m2 (968ft2) whichever is less

Service connections:

Utilities will be required to service the new structure. It should be anticipated that additional costs will be required to make connections to these utilities and services. For example, the building will have electrical constructed within the building, however you the owner may have to request connection for service.

Summary

The Secondary Suite Policy in Chilliwack has been drafted to entice the construction of Secondary Suites in approved areas and zoning. A secondary suite is legal if it is located within a zone that permits a secondary suite, is built in accordance with a building permit (meets BC Building Code requirements) and meets provincial flood protection requirements. If you are building a new home you might want to think about including a secondary suite, or building your home to be suite-ready. In Chilliwack all residential construction must comply with the Flood Construction Level (FCL) requirements. If your property is located within the floodplain, the suite must be located above the FCL. As such, it is highly unlikely that homes within the floodplain will meet the requirements to construct either a secondary suite or garden suite.

Why Delonix Homes?

Delonix Homes builds Chilliwack Coach Homes and Garden Suites.

We offer the only complete “TURN-KEY” coach Home and garden suite package in Chilliwack and the Fraser Valley. Our highly desirable, “All Inclusive Package” is where every detail is included and you have 1 direct person working with you through the entire process. That’s right we take care of everything and you’ll have that one committed point of contact through the entire process.

Delonix Homes is proud to be Chilliwack’s #1 Coach Home and Garden Suite contractor. The process is simple for us, and we want it to be fun and simple for you too. That is why we have developed a hassle-free process where our customers are guided through architectural design, colour selection and, material selections. After that, it’s as easy as watching the magic happen.

While we understand shopping around and getting quotes might be the starting point, we strongly encourage the opportunity to meet face to face, at the proposed build location. This gives us an opportunity to fully understand your desires and what you are looking for in your new Coach Home. It is also a perfect time to get to know your builder. It gives us a chance to see the build site and provide you with information relevant to your project. These issues could be services, decks/walkways, or other systems that might pose a problem. We understand that it’s a big investment. With over 20 years of building custom homes and award-winning projects, we have the experience.

GET STARTED WITH YOUR COACH HOME OR GARDEN SUITE NOW

Top reasons to choose a Delonix Homes for your project

1. Premium build quality
2. Homes Approved Home builder
3. Experience far beyond Coach Homes
4. Comprehensive quoting and detailed contract agreement
5. Comprehensive warranty
6. Efficient process
7. Hassel free experience
8. Endless customizations to make it your own
9. One point of contact ensures transparency and ease of communication
10. Proven record of happy clients – over 300 successful projects
11. Full team of licensed professionals that genuinely care about your project
12. No headache and streamline handling of all city requirements and by-laws
13. Endless resources to bring you dreams to reality. We Build relationships too and we will be your contractor for life

Other FAQ – Coach Homes / Garden Suites

I want a Coach Home, but don’t know where to start, how much will it cost, and what’s the difference in what Delonix provides compared to other builders?

That’s what we’re here for. Contact us now for your no obligation consultation and we’ll give you all the information so you can make the best decision for you. The first step is contacting us so we can listen to your questions, and provide answers.

I have an existing old building that needs to be removed. Can you help with that?

YES – We will take care of the demolition and proper deconstruction of your existing building and or services. We will also ensure materials are disposed of properly. Recycling materials when possible and ensuring minimal waste is tossed in the garbage. Where others may charge slightly less for a demolition, we believe that it is everyone’s responsibility to be environmentally responsible. Delonix was the proud recipient of the Environmental Stewardship Award in 2017 for this reason.

Do I need a permit to build?

Yes – permits are required for BOTH building and demolition. Navigating the process and By-law requirements can be overwhelming, so we usually take care of these for our customers.

Delonix builds award winning custom homes, why do you build Coach Homes / Garden Suites too?

We love building, and love working with great people, providing our expertise to ease the common frustrations of construction. We found that there was a high demand for a hassle free – Turn Key package experience. Other contractors were providing basic packages, but it was a frustrating experience where they would not obtain permits, provide electrical/gas services or even clean up the site after completion. Some people believe a Coach Home is a simple, diluted project and doesn’t need the full expertise of a home builder. What they get is a crew of “part time summer workers, or even kids on summer holidays” The common frustration was that home owners had to deal with several contractors on their own and didn’t actually know what was acceptable in the building process. In the end, essentially, the customer was doing all the work. They were the general contractor for the project and dealing with deficiencies was a nightmare to complete.  We build award winning custom homes because to us, there really is no difference, just different components. It’s a big investment for you. Invest in a proven, professional team to build your Coach Home or Garden Suite. 

Can I get my Coach Home built tomorrow?

No – Delonix Homes is a full-service custom home builder in Chilliwack and we are in high demand, usually with a waiting list for all our projects. We only commit to what we are able to provide. We will not jeopardize our build quality and existing customers, just to get another job. We feel that you would want the same if you were in the midst of a project. Booking any project should be done as far in advance as possible, as we complete projects on a first come first serve basis – regardless of size and complexity. It’s partly why our customers love us, we are committed to them and their project.

How long does it take to build a Coach Home or Garden suite?

Build time varies depending on the complexity of the build – We like to be up front with our time lines. Although some builders boast that they can complete the build in 4-6 months. It’s simply unrealistic to build and complete any coach home in that short of time. We generally like to start with a 1 year commitment. This is from the start of planning through to completion Contact us for your specific build and we will let you know what to expect for your build time.

Do I have to have a Coach Home or can I build a Garden Suite?

Either may be a possibility and a full conclusion to this question will be covered in the by-laws and caveats of the city.  

Do I have to worry about gas, sewer and electrical services?

Yes – Absolutely! These must be taken into consideration even if you are not adding any of these services. There are specific regulations to where a building can be built. For example, a building cannot be built over any gas services. Ie. the underground gas service that runs to your home. We can help with this and your specific build site. Contact us for your no obligation site visit where we will gladly answer other questions like this.

I have trees and bushes where I want to put the structure. Will you help with that?

Yes – While we are not arborists, we bring in our professional team to help. Small trees and bushes can be removed by us, however any tree or bush that has a diameter larger than 4″ or a height of 10ft will need to be removed by a tree removal company. The reason for this is the stump needs to be ground out. It is important for the integrity of the foundation.  Keep in mind that trees of any size have the potential to negatively impact a foundation. The root systems can lift a slab and cause cracking. During a site visit, we will advise if there may be trees that could pose potential concerns in the future

Do you subcontract the build?

Unlike the home centers and other builders, Delonix Homes uses our own team to complete your build. We believe this provides transparency and accountability in every project. We do use professionals in their field where necessary. For example, and for the most part we only bring in our professional electrician, professional plumber and gas fitter, and our professional foundation team. 99% of the time all other components of your build are completed by the employees of Delonix and certified carpenters who also build our award-winning custom homes in Chilliwack.

I’m considering building myself. How hard could it be?

Everyone has different capabilities; however, we understand the keen desire to put your finger on the project, or simply enjoy the challenge of a few weekends of hard work and recruiting a few friends. Sometimes it might be saving a few pennies. That is totally ok. Delonix Homes can provide a consulting service if you just need a bit of guidance to get started on your project. Our consulting service comes with a detailed “Step by step” manual on how to build your project. Contact us now for more information on this service.

I was told that Delonix is the best builder for my Coach Home. My friend had a great experience…

We constantly hear that as well. It’s what we’re proud of. We focus on your needs and apply the experience and knowhow to get you what you want. We work for you and want a hassle-free project too. If you’re looking for a Turn Key service with a hassle-free experience – yes, your referral was correct. Humbly, we are the best builder for your project.

Does Delonix Homes build other projects?

Yes Delonix Homes builds countless projects. Here are a couple that you may be interested in.

Additional “Out-building” projects:

Photo: (Chilliwack workshop)	Photo: (Pole barn-horse)
Work shop / Sheds	Barns and shops over 1200 ft² (Pole barns, stables, shops)
As small as 16×14 (224 ft²)	Starting as small as 40×30 (1200 ft²)
Contact us for a no obligation consultation	Contact us for a no obligation consultation