Last reviewed October 2026 · By Tod Hall and Tausha Hall, REALTORS®, TNT Real Estate Pros | Real Broker
Short answer: Calgary City Council voted 12-3 on April 8, 2026 to repeal citywide (blanket) rezoning, and the change took effect August 4, 2026. About 99% of properties went back to the zoning they had before 2024. Your existing home doesn’t need any action, but what you can build next may be different. The Suite Amnesty ends December 31, 2026.
If you own, or plan to buy, a low-density home in Calgary, the rules for what can be built on your lot and the lots around you changed this summer. Here’s how we got here, what’s different now, and what it means depending on where you sit.
How we got here: a short timeline
- May 2024: After a long public hearing, City Council approved citywide rezoning as part of the City’s housing strategy. Most low-density residential land was moved to R-CG (Residential – Grade-Oriented Infill), which allowed rowhouses, townhouses, semi-detached and suites in more places without a site-specific rezoning.
- August 2024: The citywide rezoning took effect.
- April 8, 2026: Council voted 12-3 to repeal citywide rezoning, with amendments. The repeal is Bylaw 26P2026.
- July 21, 2026: A public hearing was scheduled for follow-up amendments, including making secondary and backyard suites permitted uses in low-density districts and dealing with applications that qualified after January 1, 2026.
- August 4, 2026: The repeal took effect. About 99% of properties returned to their pre-2024 zoning, such as R-C1, R-C2, R-1, R-2 and others.
- September 28, 2026: The City’s Secondary Suite and Backyard Suite Incentive Programs closed to applications.
- December 31, 2026: The Secondary Suite Amnesty Program ends.
What changed and what didn’t
| What changed | What didn’t |
|---|---|
| Most lots rezoned in 2024 went back to their previous district (for example, R-C1 or R-C2). | You don’t need to do anything. The City says no action is required from property owners. |
| A property can have a secondary suite or a backyard suite, not both. | You still need a development permit and building permits for new construction and suites. |
| Backyard suites aren’t allowed on lots with semi-detached homes, and they require parking again. | Your existing home and its current use carry on. |
| New R-CG developments: maximum height drops from 11 m to 10 m, and lot coverage from 60% to 55%. Zero lot line developments are no longer allowed. | Rowhouses that meet all the rules are a permitted use in R-CG. |
| Lots that had already applied for or received an R-CG, R-G or H-GO approval, or were rezoned at the owner’s request, are generally exempt from reverting. | Applications already in progress before the new rules took effect continued under the earlier rules. |
The exemptions have specific cut-off dates, so if you think your lot might be one of them, check your address on the City’s land use map or call the City before you rely on it.
What it means for you
If you own a home
For most owners, day-to-day life doesn’t change. The bigger shift is predictability: if your street went back to R-C1 or R-C2, a neighbour can no longer replace a bungalow with a rowhouse without applying to rezone first. If you were planning your own project under R-CG, find out which district your lot is in now before you spend money on drawings.
If you’re buying
Don’t assume a lot can be redeveloped because it could be in 2025. Ask for the current land use district, check whether any approvals are already in place, and confirm whether an existing suite is registered. If a future suite or infill project is part of your plan, make that a condition you can check before you go firm.
If you’re selling
If your marketing mentions development potential, update it to match the current zoning. Buyers and their agents will check. On the other hand, a registered, legal suite is a clear selling point, and the amnesty deadline gives you a reason to get yours sorted before you list. Our guide to selling in Calgary covers how to prepare.
If you invest
Fewer lots now allow multi-unit infill without a rezoning, and R-CG projects face tighter height and coverage limits. Existing approved and in-progress projects are treated differently, so due diligence on each lot matters more. The one-suite-per-property rule also limits the “main house plus basement suite plus garden suite” model. See our investment property guide for more on running the numbers.
Suites and the December 31 amnesty deadline
Suites are where many owners can still act this year. As of October 2026:
- Secondary Suite Amnesty ends December 31, 2026. Owners who bring an existing suite up to standard before then can avoid development permit charges and registration fees.
- Older suites may get a break. Suites built before March 12, 2018 may qualify for reduced requirements, though minimum life safety requirements still apply.
- Incentive grants are closed. The Secondary Suite and Backyard Suite Incentive Programs stopped taking applications on September 28, 2026.
- Check the registry. The City’s suite registry at secondarysuites.calgary.ca shows legal, registered suites. Buyers and tenants use it, and so do lenders and insurers.
A legal suite needs, among other things, bedrooms with proper egress windows, a separate bathroom, separate cooking facilities and a private entrance. If you’re unsure whether yours qualifies, the City’s secondary suites page is the place to start, and a permit-savvy contractor can tell you what upgrades are involved.
How to check your own property
- Search your address in the City’s land use (zoning) tool to see your current district.
- Look up any development or building permits on file for your address.
- If you have a suite, search the suite registry to see whether it’s listed.
- If you’re planning a project, talk to the City’s planning services before you design.
If you’re weighing what the change means for your home’s value, a home value review that looks at recent sales on similar lots is a good place to start.
If you’d like to talk it through, send us a note or call 587-875-6640. No pressure, just answers.
Questions
Frequently asked questions
When did Calgary’s blanket rezoning repeal take effect?
The repeal took effect on August 4, 2026. City Council approved it 12-3 on April 8, 2026, under Bylaw 26P2026. On that date about 99% of properties returned to the zoning that applied before citywide rezoning in 2024.
Do I need to do anything because my zoning changed?
No. The City says no action is required from property owners. Your existing home carries on as it is. The change matters mainly if you plan to build, add a suite or redevelop, so check your current district before starting any project.
Can I have both a basement suite and a backyard suite in Calgary?
Not under the current rules. A property can have a secondary suite or a backyard suite, but not both. Backyard suites also require parking again and aren’t allowed on lots with semi-detached homes. Confirm the rules for your address with the City.
When does Calgary’s Secondary Suite Amnesty end?
The Secondary Suite Amnesty Program ends December 31, 2026. Owners who upgrade an existing suite before then can avoid development permit charges and registration fees. The separate suite incentive grant programs closed on September 28, 2026.
How do I find out my property’s zoning in Calgary?
Search your address in the City of Calgary’s land use tool, which shows your current district. You can also look up permits on file. If your lot had an approval or application in place before the repeal, it may be exempt, so confirm with the City.
This article is general information, not legal advice. Talk to an Alberta real estate lawyer about your situation.
Sources:City of Calgary: Rezoning for Housing · City of Calgary: Secondary suites · City of Calgary: Suite registry · CREB monthly statistics