Basement Development in Saskatoon 2026: Costs, Permits & What You Need to Know

Basement development is one of the smartest investments a Saskatoon homeowner can make. Whether you want extra living space for your family, a home office, or a fully legal rental suite, developing your basement adds usable square footage at a fraction of the cost of building an addition. And if you build a legal secondary suite, the Saskatchewan government will hand you up to $35,000 back through the SSI Grant. In this guide, we break down everything you need to know — real 2026 costs (typically $50-$120 per square foot), permits, zoning rules, timelines, and the mistakes that cost Saskatoon homeowners thousands of dollars.

Need a quote? Our basement development team provides detailed, transparent estimates for every project — from basic finishing to full legal suites.

What Is Basement Development? (vs Renovation vs Finishing)

Before we get into costs, let's clear up the terminology. "Basement development," "basement finishing," and "basement renovation" are used interchangeably in Saskatoon, but they actually mean different things — and the differences affect your budget, permit requirements, and whether you qualify for the SSI Grant.

Basement Finishing

Basement finishing means taking a raw, unfinished basement — exposed concrete walls, bare floors, open ceiling joists — and turning it into livable space. This is the most straightforward type of basement project. You're adding framing, insulation, drywall, flooring, lighting, and basic electrical. There's no kitchen, no bathroom plumbing beyond what's already stubbed in, and no separate entrance.

Basement finishing is what most homeowners picture when they think about "doing the basement." It gives you a family room, a spare bedroom, a home gym, or a kids' play area. It does NOT create a self-contained dwelling unit.

Typical cost: $30-$50 per square foot. For a 700 sq ft basement, that's roughly $21,000-$35,000.

Basement Renovation

Basement renovation means updating a basement that has already been finished at some point. Maybe the carpet is from 1992, the wood panelling has seen better days, or you want to move walls to change the layout. Renovation work involves demolition of existing finishes, upgrading electrical and plumbing to current code, and installing new materials.

Renovation projects can vary widely in scope. A cosmetic refresh — new flooring, paint, and lighting — might cost $15,000-$25,000. A full renovation that involves moving walls, updating the electrical panel, and adding a bathroom can easily reach $40,000-$80,000 depending on the extent of the work.

Typical cost: $40-$80 per square foot depending on scope and finish level.

Basement Development (Full Legal Suite)

Basement development, in the context most Saskatoon homeowners are searching for, means creating a self-contained secondary suite in your basement. This is a complete dwelling unit with its own separate entrance, full kitchen, full bathroom, bedroom(s) with egress windows, and fire separation from the main home above.

A legal basement suite must meet the National Building Code of Canada 2020 (adopted by Saskatchewan on January 1, 2024), the City of Saskatoon's Zoning Bylaw 9990, and pass multiple inspections from the City and from TSASK (Technical Safety Authority of Saskatchewan) for electrical work.

This is the type of project that qualifies for the Saskatchewan Secondary Suite Incentive (SSI) Grant — up to $35,000 back from the provincial government. It's also the type that generates rental income and adds the most value to your home.

Typical cost: $65-$120 per square foot. For a 700 sq ft suite, that's roughly $45,500-$84,000 on the lower end and up to $131,000 for a premium build with high-end finishes.

Basement Development Cost Breakdown (2026 Saskatoon Pricing)

Here is a detailed, line-by-line breakdown of what goes into building a legal basement suite in Saskatoon. These numbers are based on our experience completing basement suite projects across Saskatoon neighbourhoods in 2025 and 2026, and reflect current material and labour pricing.

Itemized Cost Table

That's a wide range, so let's break it into three tiers that make things easier to understand.

Cost Tiers: Basic, Mid-Range, and Premium

The basic tier gets you a fully legal, code-compliant suite that meets every requirement for the SSI Grant and can be rented out immediately. The mid-range tier is where most of our clients land — it commands better rental rates and holds up better over time. The premium tier is for homeowners who want a suite that feels like a high-end apartment, which can justify top-of-market rents in Saskatoon.

How to Check Your Zoning Before Starting

This is the single most important step in any basement development project, and it's the one that homeowners most often skip. Before you spend a dollar on design, permits, or materials, you need to confirm that your property's zoning district actually allows a secondary suite.

In Saskatoon, whether you can build a basement suite depends on your property's zoning classification under the City of Saskatoon's Zoning Bylaw 9990. The good news is that most residential zones in Saskatoon DO permit secondary suites. But you need to verify your specific property before moving forward.

Step-by-Step: How to Check Your Zoning

Step 1: Find your zoning district.

Go to the City of Saskatoon Property Assessment Tool. Enter your property address. The tool will show your property details including your zoning district code (e.g., R1, R1A, R1B, R2, R2A, M1, etc.).

Step 2: Look up your zoning district.

Once you have your zoning code, check Zoning Bylaw 9990 to see if "secondary suites" are listed as a permitted use or a discretionary use in your zone.

• Permitted use means you can build a suite without special approval — you just need to meet the bylaw requirements and get your building permits.
• Discretionary use means the City's planning department reviews your application and can approve or deny it based on site-specific factors. This adds time and uncertainty, but most discretionary applications for secondary suites in standard residential zones are approved.

Step 3: Confirm your property meets the requirements.

Even if your zoning allows secondary suites, your specific property still needs to meet the rules outlined in Section 5.3.23 of Bylaw 9990.

Key Rules from Bylaw 9990 (Section 5.3.23)

Here are the critical zoning rules that apply to secondary suites in Saskatoon:

• Dwelling type: The secondary suite must be located within a One-Unit Dwelling (OUD) or a Semi-Detached Dwelling (SDD). You cannot add a secondary suite to a townhouse, row house, or multi-unit building.
• Maximum suite size: The secondary suite cannot exceed 40% of the gross floor area of the building (including the basement). There is also a hard cap of 80 square metres (860 sq ft) regardless of house size.
• One suite per dwelling: Only one secondary suite is permitted per One-Unit Dwelling. You cannot have two suites in the same house.
• Not in dwelling groups: Secondary suites are not permitted in dwelling groups (cluster housing developments).
• Parking: One additional off-street parking space is typically required for the suite occupant.
• Owner-occupied: In most zones, the homeowner must reside in either the main dwelling or the secondary suite.

Which Saskatoon Zones Allow Secondary Suites?

Most standard residential zones in Saskatoon allow secondary suites either as a permitted or discretionary use. Here's a general overview:

• R1 (One-Unit Residential): Secondary suites are permitted in most R1 zones.
• R1A, R1B (One-Unit Residential — Small/Medium Lot): Secondary suites are permitted.
• R2 (Two-Unit Residential): Secondary suites are permitted.
• R2A (Two-Unit Residential — Small Lot): Secondary suites are typically permitted.
• RM (Multiple-Unit Residential): Rules vary — check your specific RM sub-zone.
• M1, M2, M3 (Mixed-Use): Secondary suites may be permitted depending on the specific sub-zone.

If your property is zoned for one of the standard R1, R1A, R1B, R2, or R2A districts, you are very likely able to build a secondary suite. If you're in a less common zone or a newer subdivision with specific architectural controls, it's worth confirming with the City's Planning and Development department before proceeding.

Permits Required for Basement Development in Saskatoon

Building a basement suite without proper permits is illegal, dangerous, and will cost you more in the long run. You won't qualify for the SSI Grant, your insurance may not cover the suite, and you'll face serious problems when you try to sell your home. For a full breakdown of the risks, read our guide on legal vs illegal basement suites in Saskatoon.

Here are the permits you need, who issues them, and what they cost.

Building Permit

Issued by: City of Saskatoon, Planning and Development Division

Required for: All basement development projects that involve framing, structural changes, plumbing, or changes to the building envelope.

How to apply: Apply online through the City's ePermitting system. You'll need to submit floor plans, cross-sections, and specifications showing the proposed work.

Cost: $1,000-$3,000+ depending on the total project value. The fee is calculated as a percentage of the declared construction value.

Timeline: 2-6 weeks for approval. Simple projects are reviewed faster; complex projects or those requiring discretionary use approval take longer.

Plumbing Permit

Issued by: City of Saskatoon

Required for: Any new plumbing work — kitchen sink, bathroom fixtures, water heater, drain lines. If you're adding a kitchen and bathroom (which you are, for a legal suite), you need a plumbing permit.

Cost: Included in or separate from the building permit fee, depending on project scope. Typically $500-$1,500.

Inspections: The City inspects plumbing rough-ins before they're covered by drywall, and again at final completion.

Electrical Permit

Issued by: TSASK (Technical Safety Authority of Saskatchewan) — NOT the City of Saskatoon.

This is a common point of confusion. In Saskatchewan, all electrical permitting and inspection is handled by TSASK, not by the municipality. Your electrician (who must be a licensed journeyman or master electrician) applies for the electrical permit and coordinates TSASK inspections.

Cost: Varies based on scope. A full basement suite electrical job typically costs $300-$800 in permit and inspection fees. This is separate from your electrician's labour and material charges.

Inspections: TSASK inspects the rough-in wiring before drywall goes up, and performs a final inspection after everything is connected and energized.

Development Permit

Issued by: City of Saskatoon, Planning and Development Division

Required if: Your secondary suite requires discretionary use approval in your zoning district, or if your project triggers a development review (e.g., you're adding a separate entrance that changes the building footprint or affects lot coverage).

Cost: $236-$443 depending on the type of application.

Timeline: Discretionary use applications can take 4-8 weeks and may involve notification of adjacent property owners.

SSI Grant — Get Up to $35,000 Back

The Saskatchewan Secondary Suite Incentive (SSI) Grant is the single biggest reason basement development has surged in Saskatoon over the past two years. This provincial grant reimburses homeowners for 35% of eligible construction costs, up to a maximum of $35,000.

The program was extended in February 2026 — eligible construction costs can now be incurred through March 31, 2027, with grant applications accepted until December 31, 2027. This gives Saskatoon homeowners who are still in the planning stage plenty of time to build and apply.

How the SSI Grant Works

1. Build your suite first. The grant is a reimbursement — you pay for construction, then apply for the grant after your suite is complete and has passed all inspections.
2. Keep every receipt and invoice. The Ministry of Finance requires detailed documentation of all eligible costs, including contractor invoices showing PST paid.
3. Submit your application to the Saskatchewan Ministry of Finance after obtaining your occupancy certificate from the City.
4. Receive your grant payment — typically 6-8 weeks after application approval.

SSI Grant Eligibility Quick Check

Net Cost After SSI Grant

Here's what your actual out-of-pocket cost looks like after the grant:

Notice how a $100,000 project gives you the maximum grant. Spending more than $100,000 still gets you $35,000 back, but the percentage return decreases. For most Saskatoon homeowners, aiming for a project in the $80,000-$100,000 range gives the best balance of quality, rental appeal, and grant recovery.

For a detailed walkthrough of the application process, eligible vs ineligible costs, and strategies to maximize your grant, read our complete SSI Grant guide. You can also use our SSI Grant calculator to estimate your grant amount based on your specific project budget.

Timeline: How Long Does Basement Development Take?

One of the most common questions we hear from Saskatoon homeowners is "How long will this take?" The honest answer is 3 to 6 months from the day you decide to start to the day a tenant can move in. Here's how that time breaks down.

Phase-by-Phase Timeline

Phase 1: Planning & Design (2-4 weeks)

This is where you work with your contractor to finalize the layout, choose finishes, and prepare permit drawings. Good planning saves money and prevents change orders during construction. If you're working with an architect or designer for a complex layout, allow extra time.

During this phase, you should also be checking your zoning (see above), getting quotes from contractors, and starting your material selections. The more decisions you make upfront, the smoother the build goes.

Phase 2: Permit Approval (2-6 weeks)

Once your plans are finalized, your contractor submits them to the City of Saskatoon for building and plumbing permits, and to TSASK for the electrical permit. Simple, straightforward projects can be approved in 2-3 weeks. Projects that require discretionary use approval or involve unusual site conditions can take 4-6 weeks or longer.

We recommend applying for permits as early as possible. There's no penalty for having an approved permit and not starting construction immediately, but waiting to apply until everything else is ready can add weeks of delay.

Phase 3: Construction (8-12 weeks)

This is the hands-on build phase. Here's a typical construction sequence:

1. Demolition & site prep (if the basement has existing finishes): 3-5 days
2. Separate entrance excavation & concrete (if adding one): 1-2 weeks
3. Egress window installation: 2-3 days
4. Framing: 1-2 weeks
5. Rough-in plumbing: 3-5 days
6. Rough-in electrical: 3-5 days
7. Rough-in HVAC: 2-3 days
8. Rough-in inspections (City plumbing + TSASK electrical): 3-7 days (scheduling dependent)
9. Insulation & vapour barrier: 2-3 days
10. Drywall (hang, tape, mud, sand): 2-3 weeks (includes drying time between coats)
11. Paint, trim, doors: 1 week
12. Flooring installation: 3-5 days
13. Kitchen & bathroom installation: 1-2 weeks
14. Electrical finish (fixtures, devices, panel): 2-3 days
15. Plumbing finish (fixtures, connections): 2-3 days
16. HVAC finish: 1-2 days

Phase 4: Final Inspections (1-2 weeks)

After construction is complete, the City sends inspectors to verify the plumbing, the building code compliance, fire separation, egress windows, and overall life safety. TSASK does the final electrical inspection separately. Once all inspections pass, the City issues your occupancy certificate, and the suite is officially legal.

Total timeline: 3-6 months. Most standard projects with good planning and no major surprises land in the 4-5 month range.

Best Season to Start

In Saskatoon, the best time to start planning is early spring (March-April). Submit your permit applications in March or April, and you can begin construction in May or June. This puts the separate entrance excavation and concrete work in the warmest, driest months, which is ideal.

That said, basement development has a significant advantage over other construction projects: the building envelope already exists. Once the separate entrance is excavated and framed (which is the only exterior work), the rest of the project happens entirely inside the basement. This means winter construction IS possible for interior basement work. We've completed basement suites in every month of the year, including January and February.

The only phase that's truly weather-sensitive is the separate entrance — excavation and concrete work in Saskatoon's winter months (November through March) costs more because of frozen ground, heated concrete, and challenging working conditions. If you can schedule the entrance for May through October, you'll save money and time.

What Makes a Legal Basement Suite in Saskatoon

A legal basement suite must meet specific requirements under the National Building Code of Canada 2020 (NBC 2020), which Saskatchewan adopted on January 1, 2024. Here's exactly what your suite needs to be considered legal and code-compliant.

Separate Entrance

Every legal secondary suite in Saskatoon requires its own exterior entrance that is independent from the main dwelling entrance. The tenant should not need to walk through any part of the main home to access the suite.

The separate entrance typically involves excavating a stairwell on the side or rear of the house, pouring a concrete landing and steps, installing proper drainage (a catch basin or drain connected to the storm sewer), and adding an insulated, weather-sealed exterior door.

Full Kitchen

The suite must have a complete kitchen with:

• A sink with hot and cold water
• A stove or cooktop (gas or electric — electric is more common in Saskatoon basements)
• A refrigerator
• Adequate counter space and cabinets for food preparation and storage

A kitchenette with a microwave and mini-fridge does NOT meet the requirement. It must be a functional kitchen suitable for daily meal preparation.

Full Bathroom

The suite must include a full bathroom with:

• A toilet
• A sink with hot and cold water
• A shower, bathtub, or shower-tub combination

A 3-piece bathroom (toilet, sink, shower) meets the minimum requirement, but most tenants expect and prefer a 4-piece bathroom (toilet, sink, shower-tub combo or separate shower and tub). From a rental value standpoint, a 4-piece bathroom is strongly recommended.

Bedrooms with Egress Windows

Every bedroom in the suite must have at least one egress window (emergency escape window). Under NBC 2020, the minimum requirements for bedroom egress windows are:

• Minimum unobstructed opening: 0.35 square metres (3.8 sq ft)
• Minimum opening dimensions: 380mm wide x 860mm tall (15" x 34")
• Maximum sill height: 1,500mm (59") above the finished floor
• Window must be operable from the inside without tools or special knowledge

In older Saskatoon homes, the existing basement windows are almost always too small to meet egress requirements. This means you'll need to cut the concrete foundation wall to enlarge the window openings, install larger windows, and add window wells with proper drainage.

Minimum Ceiling Height

This is the deal-breaker for many older Saskatoon basements.

Under NBC 2020, the minimum ceiling height for a secondary suite is 1.95 metres (6 feet 5 inches) in all habitable rooms, corridors, and hallways. Bathrooms and laundry rooms can be slightly lower but must still be at least 1.95m in the main area.

Many homes built in Saskatoon before the 1980s have basement ceiling heights of 6'0" to 6'4", which is below the minimum. If your basement doesn't meet the height requirement, your options are limited:

• Underpinning (bench or full): Lowering the basement floor to gain height. This is extremely expensive — $30,000-$80,000+ — and not always practical.
• Raising the house: Even more expensive and rarely done for basement suite projects.

Before committing to a basement development project, measure your ceiling height carefully. Measure from the top of the concrete floor (not the existing floor covering) to the bottom of the floor joists above. Deduct about 1-2 inches for the finished floor and any drop needed for drainage slope. If the net height is below 1.95m, consult with a contractor about your options.

Fire Separation

Fire separation between the suite and the main dwelling is a life-safety requirement. The purpose is to slow the spread of fire and smoke, giving occupants time to escape.

Requirements include:

• 5/8" Type X fire-rated drywall on the ceiling of the suite (which is the floor assembly of the main dwelling above). This provides a minimum 45-minute fire resistance rating.
• Self-closing fire-rated doors at any connection point between the suite and the main dwelling (e.g., a shared laundry room or utility room, or the door at the top of an interior stairway).
• Fire caulking and fire stopping at all penetrations through the fire separation (pipes, ducts, wires, etc.).

Smoke and Carbon Monoxide Alarms

The suite must have:

• Smoke alarms in every bedroom, outside every sleeping area (hallway), and on every level of the suite
• Carbon monoxide alarms outside every sleeping area if the suite has a fuel-burning appliance or an attached garage
• Alarms must be interconnected so that when one sounds, they all sound
• This applies to both the suite AND the main dwelling

Additional Code Requirements

• Sound insulation: While not always required by code, STC (Sound Transmission Class) requirements apply between the suite and the main dwelling. Adding insulation in the floor assembly above the suite is strongly recommended.
• Separate mechanical: The suite should have its own thermostat and, ideally, a separate heating zone or system. HVAC can be zoned ductwork from the main furnace, a separate furnace, or a ductless mini-split system.
• Adequate electrical service: The home's main electrical panel needs sufficient capacity to support both the main dwelling and the suite. A panel upgrade from 100A to 200A is common.

For more details on what separates a legal suite from an illegal one, including the risks of renting an illegal suite, see our guide on legal vs illegal basement suites in Saskatoon.

ROI & Rental Income: Is Basement Development Worth It?

From a purely financial standpoint, building a legal basement suite in Saskatoon is one of the highest-ROI home improvement projects available — especially with the SSI Grant.

Rental Income Potential

Saskatoon's rental market has tightened significantly with population growth and low vacancy rates. Here's what legal basement suites are renting for in 2026:

Payback Period Analysis

Let's run the numbers on a typical mid-range project:

• Project cost: $85,000
• SSI Grant (35%): -$29,750
• Net cost: $55,250
• Monthly rental income: $1,200 (1-bedroom, mid-range finishes)
• Annual rental income: $14,400
• Less vacancy & maintenance (10%): -$1,440
• Net annual income: $12,960
• Payback period: $55,250 / $12,960 = 4.3 years

After 4.3 years, the suite is generating pure positive cash flow. And you still own the asset — your home is worth more because it has a legal, income-producing suite.

Home Value Increase

A legal basement suite adds significant value to a Saskatoon home. While exact numbers depend on the neighbourhood, home condition, and market conditions, homeowners can generally expect a 10-20% increase in property value from a legal suite addition.

The value increase comes from two sources. First, you've added finished, usable square footage to the home — effectively increasing the livable area by 600-850 sq ft. Second, the suite generates rental income, which is an asset that future buyers are willing to pay for. In an income-property valuation, a suite generating $14,400/year in net rent at a 5% cap rate adds $288,000 in theoretical value — though the real-world resale premium in Saskatoon's single-family market is typically more modest than a pure cap rate calculation would suggest.

For a deeper dive into the financial analysis, including tax implications and long-term wealth building, read our basement suite ROI analysis for Saskatoon. You can also model your own numbers using our rental income calculator.

Common Mistakes to Avoid

We've built dozens of basement suites across Saskatoon. Here are the mistakes we see homeowners make most often — and how to avoid them.

1. Skipping the Zoning Check

We've seen homeowners invest thousands in design work and even start demolition before discovering their property doesn't allow a secondary suite, or that their lot coverage already exceeds the maximum. Spend 15 minutes checking your zoning BEFORE doing anything else. Use our zoning checker tool or call the City's Planning and Development department.

2. Starting Without Permits

"We'll get the permits later" is a phrase that has cost Saskatoon homeowners dearly. If a City inspector discovers unpermitted work, you can face a stop-work order, fines, and a requirement to open up walls so inspectors can verify the work meets code. In the worst case, you may need to demolish and redo work that wasn't done to code. And if you don't have permits, you absolutely will NOT qualify for the SSI Grant.

3. Ignoring Ceiling Height

This is the most common deal-breaker. Many Saskatoon homes, especially those built in the 1950s, 1960s, and 1970s, have basement ceiling heights of 6'0" to 6'3" — well below the 6'5" (1.95m) minimum for a legal suite. Measure carefully before committing. Include the thickness of your finished floor (LVP adds about 1/4", tile with mortar adds about 1/2"-3/4") and any slope needed for plumbing drainage.

4. Cutting Corners on Fire Separation

Fire separation is a life-safety requirement, not a cosmetic one. We've seen DIY basement suites with regular 1/2" drywall on the ceiling instead of 5/8" Type X, no fire caulking at pipe penetrations, and hollow-core doors instead of fire-rated ones. These shortcuts put tenants' lives at risk and will fail inspection every time.

5. Not Planning for the Separate Entrance From the Start

The separate entrance is one of the most expensive components of a basement suite, and it's one that affects the exterior of your home permanently. Where you place it impacts drainage, landscaping, snow clearing, and curb appeal. Plan the entrance location carefully at the design stage. Consider which side of the house has the best grade (slope away from the house), the most privacy for the tenant, and the easiest access to the driveway or sidewalk.

6. Choosing the Cheapest Contractor

We understand the appeal of saving money, but basement suite construction involves specialized knowledge of building codes, fire separation, egress requirements, and SSI Grant documentation. A contractor who doesn't carry WCB (Workers' Compensation Board) coverage or proper liability insurance is exposing you to significant financial risk. If a worker is injured on your property and the contractor doesn't have WCB, you could be held liable. Always verify WCB, liability insurance, and ask for references from recent basement suite projects. For a complete checklist, read our guide on how to hire a general contractor in Saskatoon.

7. Not Applying for the SSI Grant Before the Deadline

The SSI Grant deadline for eligible costs is March 31, 2027. Your application must be submitted by December 31, 2027. These deadlines are firm. If you miss them, you lose up to $35,000 that could have been yours. Start planning early, and make sure your contractor understands the grant requirements and provides the documentation you'll need for your application. Our SSI Grant application checklist walks you through everything you need to prepare.

Frequently Asked Questions

How much does basement development cost in Saskatoon?

Basement development costs in Saskatoon range from $50 to $120 per square foot depending on the scope and finish level. A basic basement finishing project (no kitchen or separate entrance) runs $30-$50/sq ft. A full legal basement suite with separate entrance, kitchen, bathroom, egress windows, and fire separation costs $65-$120/sq ft. For a typical 700 sq ft legal suite, expect to pay $54,000-$131,000 before the SSI Grant. After the grant, your net cost could be as low as $39,000. Use our renovation estimator for a quick ballpark estimate.

Do I need a permit for basement development in Saskatoon?

Yes. Any basement development that involves framing, plumbing, electrical work, or changes to the building envelope requires permits. You'll need a building permit from the City of Saskatoon, a plumbing permit from the City, and an electrical permit from TSASK. If your secondary suite requires discretionary use approval under your zoning, you'll also need a development permit. Apply for all permits BEFORE starting construction. Working without permits is illegal, voids your insurance, and disqualifies you from the SSI Grant.

What is the SSI Grant and how do I qualify?

The Saskatchewan Secondary Suite Incentive (SSI) Grant reimburses homeowners for 35% of eligible construction costs when building a new legal secondary suite, up to a maximum of $35,000. To qualify, the property must be your primary residence, the suite must be NEW (not a renovation of an existing suite), and it must meet all building code requirements with proper permits and inspections. The deadline for eligible costs is March 31, 2027, and applications must be submitted by December 31, 2027. For full details, see our complete SSI Grant guide and SSI Grant calculator.

How long does a basement development take?

A typical legal basement suite in Saskatoon takes 3 to 6 months from initial planning to move-in ready. This breaks down to 2-4 weeks for planning and design, 2-6 weeks for permit approval, 8-12 weeks for construction, and 1-2 weeks for final inspections. The most common timeline we see is 4-5 months. Construction itself can happen year-round since it's interior work, but the separate entrance excavation is best done in spring through fall.

Can I build a basement suite in any Saskatoon neighbourhood?

Not necessarily. Whether you can build a secondary suite depends on your property's zoning classification under Bylaw 9990. Most standard residential zones (R1, R1A, R1B, R2, R2A) do permit secondary suites, but some zones may require discretionary approval, and newer subdivisions may have specific restrictions. Always check your zoning before starting. Use our AI zoning checker or contact the City of Saskatoon's Planning and Development department to verify your property's eligibility.

What is the minimum ceiling height for a legal basement suite?

The minimum ceiling height for a legal secondary suite in Saskatoon is 1.95 metres (6 feet 5 inches) under the National Building Code 2020, which Saskatchewan adopted on January 1, 2024. This measurement is taken from the finished floor to the lowest point of the finished ceiling. Many older Saskatoon homes have basements that don't meet this requirement, which can be a deal-breaker. If your basement is too low, underpinning (lowering the floor) is possible but expensive — typically $30,000-$80,000+.

Is basement development worth it in Saskatoon?

For most Saskatoon homeowners, yes — basement development is one of the best investments you can make. A legal basement suite generates $10,800-$18,000 per year in rental income, and the SSI Grant covers up to $35,000 of your construction costs. The typical payback period after the grant is 3-5 years, after which the suite provides ongoing positive cash flow. On top of rental income, a legal suite adds 10-20% to your home's resale value. Saskatoon's rental vacancy rate remains tight, and demand for quality rental suites continues to grow with the city's population. Read our full basement suite ROI analysis for detailed financial modelling.

What's the difference between a legal and illegal basement suite?

A legal suite has been built with all required permits, meets current building code standards (NBC 2020), has passed all City and TSASK inspections, and is registered as a secondary dwelling unit. An illegal suite is any suite that doesn't meet these requirements — whether it was built without permits, fails to meet fire separation or egress requirements, or lacks proper inspections. The risks of an illegal suite include insurance denial, personal liability if a tenant is injured, fines from the City, and inability to claim the SSI Grant. Learn more in our legal vs illegal basement suite guide.

Ready to Start Your Basement Development?

Whether you're looking to build a full legal suite to take advantage of the SSI Grant, or simply want to finish your basement into livable space, getting the right information upfront saves you time, money, and headaches.

Here's what we recommend as your next steps:

1. Check your ceiling height. Measure from the top of the concrete floor to the bottom of the floor joists. If it's less than 6'7" (to account for finished floor and ceiling), consult with a contractor about your options.
2. Verify your zoning. Use our zoning checker or the City's property assessment tool to confirm secondary suites are allowed on your property.
3. Set your budget. Use our renovation estimator and SSI Grant calculator to understand your expected costs and grant recovery.
4. Get quotes. Talk to 2-3 contractors who specialize in basement suites. Look for experience, proper insurance, WCB coverage, and references.

At Meadow Contracting, we specialize in legal basement suite development across Saskatoon. We handle everything from design and permits to construction and final inspection — and we provide all the documentation you need for your SSI Grant application. With 53+ completed projects, we know exactly what inspectors look for and how to build suites that pass on the first inspection.