If you own a home in Calgary, you may have heard a lot about the City's zoning changes in 2026. You may have heard that Calgary repealed blanket rezoning, that properties changed back from R-CG, and that basement suites are now a permitted use.
But what does all of this actually mean if you own a home or are thinking about buying one?
Here is the simple version.
What happened to R-CG zoning in Calgary?
In 2024, Calgary changed the zoning on many residential properties across the city. Many lots that had traditionally been zoned for lower density housing were changed to R-CG, or Residential Grade-Oriented Infill.
In simple terms, R-CG allowed more types of housing to be considered on a lot. Depending on the property and the rules that applied, this could include single detached homes, semi-detached homes, rowhouses and townhouses.
This is why R-CG became such a big topic for homeowners and buyers. A property that had previously been limited to a single detached home could potentially have had more redevelopment options under the new zoning.
Then, in August 2026, Calgary reversed most of that citywide rezoning. The zoning on approximately 99 percent of the affected properties went back to what it was before the 2024 rezoning, subject to certain exceptions for properties with qualifying applications, approvals or other circumstances.
So does going back from R-CG mean you can never build a townhouse or rowhouse on that property? No.
It means that if your property is no longer R-CG and the current zoning does not allow the type of development you want, you may need to apply to have the property rezoned. That is a separate process and approval is not automatic.
This is why checking the current zoning of a property is so important. A property that was R-CG in 2024 or earlier this year may not be R-CG today. And that can make a big difference if you are buying a property because of its redevelopment potential.
CHECK YOUR CURRENT ZONING HERE
What changed with Calgary basement suites in 2026?
This is a separate change, and it is one that may affect a lot more homeowners. On August 5, 2026, Bylaw 26P2026 came into effect. It changed secondary suites from a discretionary use to a permitted use in Calgary's low density residential districts.
But what does “permitted use” actually mean?
It does NOT mean you can simply finish your basement, put in a kitchen and rent it out without permits.
It means that a secondary suite is now an allowed use under the zoning rules, provided the property qualifies and the suite meets the City's requirements.
Think of it this way: the zoning question becomes much simpler, but the safety and building requirements still apply.
You still need the appropriate permits to create a legal secondary suite. The City requires a building permit, and electrical and plumbing permits may also be required depending on the work being done. In some situations, a development permit is also required.
So if you are asking, “Can I build a basement suite in Calgary now without a permit?” the answer is no.
You still need to follow the City's rules and obtain the required permits.
A legal secondary suite also needs to meet specific requirements. For example, it must be a self-contained living space with its own cooking and bathroom facilities, bedrooms need proper egress windows, and the suite needs an entrance that can be accessed from outside the main dwelling.
What if my basement suite already exists?
This is an important one for buyers and sellers.
A basement with a separate entrance is not automatically a legal secondary suite.
If a basement has been developed with a kitchen and bathroom and is being used as a separate living space, but the required permits were never obtained, the suite may not be legal or registered with the City. The City has a process for legalizing existing secondary suites, and its Secondary Suite Registry can be used to verify whether a suite has the necessary permits and inspections.
If you are buying a home because you want rental income from the basement, I would always recommend checking this before assuming the suite is legal.
Can I have both a basement suite and a backyard suite?
This is another area where the rules have changed.
Under the current rules, a secondary suite and a backyard suite generally cannot be located on the same property.
So you cannot simply assume that a property can have a legal basement suite plus a backyard suite because of the zoning changes from 2024.
What does this mean if you are buying or selling a Calgary home?
For buyers, there are really two different questions to ask.
If you are looking for redevelopment potential, check the property's current zoning. Do not rely on an old listing or assume that because a property was R-CG in 2024, it is still R-CG today.
If you are looking for rental income, check whether the home has a legal secondary suite and whether the suite is registered with the City. A separate basement entrance alone does not make it a legal suite.
For sellers, it is also important to be careful about how you advertise your property. If you are promoting a home as having “R-CG redevelopment potential” or a “legal basement suite,” make sure those statements are accurate under the current rules.
The bottom line
The August 2026 zoning changes made two important things happen.
First, Calgary reversed most of the citywide R-CG rezoning from 2024, meaning many properties went back to their previous zoning. This changed the redevelopment options available on those properties.
Second, Calgary made secondary suites a permitted use in applicable low density residential districts. This makes it easier and more predictable to pursue a basement suite where the property qualifies, but it does not eliminate the need for permits or safety inspections.
If you are buying a Calgary home for its basement suite or redevelopment potential, the current zoning and permit history matter. What was allowed on a property two years ago may not be the same as what is allowed today.
Questions? Let’s have a chat - Sabrina @ 4036202048