Secondary suites have become far more common in Calgary in recent years, especially since the City’s 2024 rezoning changes made it easier to add them in many neighbourhoods. More basement suites means more tenants living at the lowest, most flood-prone level of the house. When water hits a suite, landlords and tenants both need to act quickly. General information only. Alberta’s Residential Tenancies Act, your lease and your insurance policies govern specific situations.
Water in a basement suite? Fast response 24/7.
Emergency water extraction, drying & repairs in every Calgary quadrant. Free phone assessment.
Why Suites Are High-Risk
- They’re below grade, where sewer backups, groundwater and overland water arrive first.
- They sit under the main floor’s kitchen, laundry and bathrooms.
- They have their own plumbing: a second kitchen, bathroom and often laundry.
- Communication between two households can slow the response.
Tenants: First Steps
- Stop the water if you can (fixture valve or main shut-off).
- Notify the landlord immediately, by phone and then in writing with photos.
- Move your belongings to a dry area.
- Call your tenant insurer about damaged belongings or a place to stay.
- Keep receipts.
Landlords: First Steps
- Start emergency extraction and drying right away.
- Document the cause and damage.
- Notify your insurer. You need a policy that properly covers a rented suite.
- Follow Alberta’s notice rules for entry for non-emergency work.
- Agree on a plan with your tenant if the suite isn’t livable.
Who Typically Pays
| Item | Usually covered by |
|---|---|
| Building: drywall, flooring, cabinets, fixtures | Owner’s insurance (if the cause is covered) |
| Tenant belongings | Tenant’s insurance |
| Tenant’s temporary housing | Tenant’s insurance |
| Lost rent | Owner’s policy, if it includes rental income coverage |
Tenants should always carry tenant insurance; the landlord’s policy usually won’t cover their things.
Building or Renovating a Suite? Plan for Water
- Backwater valve on the main sanitary line
- Sump pump with battery backup if your home has one
- Moisture-tolerant flooring like luxury vinyl plank or tile
- Moisture-resistant board at the bottom of walls
- Leak sensors under both kitchens, laundry and water heaters
- Accessible shut-off valves that both households know about
- Adequate sewer backup coverage, because suites raise the potential loss
How We Help Calgary Landlords
We respond 24/7 to occupied suites, keep tenants informed, document the loss for both the owner’s and tenant’s insurers, and rebuild so the suite can be rented again quickly. Learn more about water damage restoration in Calgary, check typical costs, or read about sewer backups and mould.
Landlord or tenant in Calgary? Call for fast help.
Emergency water extraction, drying & repairs in every Calgary quadrant. Free phone assessment.