Quick Answer
The Regional District of East Kootenay (RDEK) completed a major public engagement process from October 2025 to January 2026, asking Columbia Valley residents whether secondary suites and small additional homes — called Accessory Dwelling Units (ADUs) — should be allowed more widely on residential properties. In Windermere, 80% of participants supported expanding housing options. In Fairmont Hot Springs, 80% also supported changes, but with strong conditions around water and sewer infrastructure. In Edgewater, 57% supported changes, primarily for family housing rather than rentals. Proposed bylaw amendments are now being drafted by the RDEK and will be subject to public review.
If you own property — or are thinking about buying — in Windermere, Fairmont Hot Springs, or Edgewater, there is an important local planning process underway that could directly affect your property's value, flexibility, and future use.The Regional District of East Kootenay (RDEK) recently completed a major round of public engagement on Accessory Dwelling Units (ADUs) — also known as secondary suites, garden suites, laneway homes, or small additional homes on a property. Between October 2025 and January 2026, the RDEK held open houses right here in our communities and collected feedback from property owners across the Columbia Valley.Here's what they heard — and what it could mean for you.
What Is an ADU in BC?
An Accessory Dwelling Unit (ADU) is a self-contained, independent living space located on the same property as a primary home. Common examples include basement suites, suites above garages, carriage houses, garden suites, and small detached cottages in a backyard.In BC, ADUs are also referred to as secondary suites, additional dwelling units, or small-scale multi-unit housing. In 2023, the BC provincial government passed legislation requiring all local governments — including the RDEK — to update their zoning bylaws to allow more ADU opportunities on residentially zoned properties. The RDEK made the minimum required changes in 2024 and is now deciding whether to go further.
What Are the RDEK's Current ADU Rules for the Columbia Valley?
In response to BC's provincial housing legislation (Bill 44, 2023), the RDEK amended its zoning bylaws in 2024. These are the current rules in place right now across all electoral areas, including Area F (Windermere, Fairmont, and surrounding Columbia Valley communities):
1. Secondary suites are now allowed on all residentially zoned parcels, whether inside the main home or above a detached garage. (This was not universally permitted before.)
2. The maximum size of a secondary suite inside the main home was increased from 40% to 49% of the home's habitable floor area.
3. Secondary suites above detached garages now have size limits based on lot size:
The Windermere open house drew 12 participants in November 2025, and the overall feedback was open to change.
- Lots under 1 acre: up to 753 ft² (70 m²)
- Lots 1 acre or larger: up to 968 ft² (90 m²)
What Windermere Residents Said About Secondary Suites
Key findings from the Windermere open house:
- 80% of participants supported changing the bylaws to allow more housing options
- Strong support for ADUs that enable retirement living, aging in place, and multi-generational family housing
- Support for longer-term rentals (90+ days) when the property owner is present
- Preference that ADU types remain flexible and unrestricted to maintain housing diversity
- On smaller lots under one-quarter acre: ADUs should only be permitted inside the existing dwelling and should not increase bedroom count
- Primary concern: water and sewer infrastructure — participants raised questions about whether all of Windermere should be connected to the sewer system before ADU expansion is approved
What Fairmont Hot Springs Residents Said About Secondary Suites?
The Fairmont Hot Springs open house had 19 participants — the largest turnout of the three communities — and the feedback was notably more cautious.
Edgewater hosted two open houses (November 15 and November 29), with a combined 22 participants. Edgewater falls under Electoral Area G.
Key findings from the Fairmont Hot Springs open house:
- 80% of participants supported bylaw changes in principle, but with important conditions attached
- Strong preference that property owners must live on-site where an ADU is located
- Significant concern about water pressure and sewer capacity — including a boil water notice in October 2025 linked to aging infrastructure
- Clear opposition to ADUs in Fairmont until water and sewer capacity issues are resolved
- ADUs should be directed to designated development zones — not introduced into existing single-family (R1) neighbourhoods such as Timber Ridge
- Short-term vacation rentals in ADUs were viewed as a disadvantage; the community wants long-term housing, not more tourist accommodation
- Parking and neighbourhood character were also key concerns
What Edgewater Residents Said About Secondary Suites?
Key findings from the Edgewater open houses:
- 57% of participants supported changing bylaws to allow more housing options
- Support for ADUs was conditional on parcel size and available services
- Strong preference for ADUs used by family members only — not the general public
- Support for long-term rentals for relatives and local workers; virtually no support for short-term vacation rentals
- Concerns about landslide risk areas and objections to ADUs near key wildlife habitats
- Water and septic capacity were central to most ADU decisions
- 100% of participants supported adopting provincial rules for parcels within the Agricultural Land Reserve (ALR)
What the Columbia Valley Broadly Supports and Opposes
Across Windermere, Fairmont, and Edgewater, the RDEK's engagement revealed consistent shared values:Broadly supported across all three communities:
- ADUs used for family housing, aging in place, and long-term rentals
- Scaling ADU allowances proportionally to parcel size
- Requiring at least one parking space per ADU
- Manufactured homes used as ADUs, with appropriate standards
- Setbacks similar to the primary home
Where opinions were more divided:
- Detached ADUs on smaller parcels
- The number of ADUs permitted per property
- Short-term rental use of ADUs
Broadly opposed across all three communities:
- ADUs are used primarily as short-term vacation rentals
- Any ADU expansion without infrastructure upgrades first (especially water and sewer)
- Changes that would undermine rural character or neighbourhood identity
What Does This Mean for Real Estate in the Columbia Valley?
For buyers: A property with a legal secondary suite — or the potential to add one — is becoming more strategically valuable in the Columbia Valley. Properties on parcels of 2.5 acres or more have greater flexibility under likely future bylaw changes. Water and sewer access is an increasingly important factor, especially in Fairmont Hot Springs.For sellers: Properties with existing legal suites or clear ADU potential may attract more buyer interest, particularly from multi-generational families, retirees, and investors looking for long-term rental income. How your property is zoned and whether it falls within a municipal water and sewer service area will matter more in future transactions.For investors: Short-term rental income from ADUs is likely to face stricter restrictions going forward, given the clear preference across all three communities for long-term housing use.What Happens Next With RDEK Bylaw Changes?
The RDEK is now using the engagement feedback to draft proposed bylaw amendments. A public review of those proposed changes was scheduled to begin in early 2026. Property owners in Electoral Area F (Windermere and Fairmont Hot Springs) and Electoral Area G (Edgewater) will have another opportunity to provide input before any changes become official.To stay informed, watch for public review notices from the RDEK for Electoral Areas F and G at rdek.bc.ca.Frequently Asked Questions — ADUs in Windermere, Fairmont Hot Springs & Edgewater.
What is an ADU in the Columbia Valley?
An ADU (Accessory Dwelling Unit) in the Columbia Valley is a self-contained secondary home on the same property as a primary residence. This includes basement suites, suites above garages, detached garden suites, and carriage houses. The RDEK governs ADU rules across Electoral Areas F and G, which cover Windermere, Fairmont Hot Springs, Edgewater, and surrounding communities.
Can I add a secondary suite to my property in Windermere, BC?
As of 2024, the RDEK updated its bylaws to meet BC's provincial minimum requirements for small-scale multi-unit housing, which allows some secondary suite options in Windermere. We are proposing additional amendments following the 2025–2026 public engagement process. For current rules specific to your property, contact the RDEK or speak with a local realtor who knows the Columbia Valley market.Are secondary suites allowed in Fairmont Hot Springs?
Some secondary suite options are allowed in Fairmont Hot Springs under the RDEK's 2024 bylaw updates. However, residents at the November 2025 open house raised significant concerns about water and sewer capacity, and there is community pressure to limit further ADU expansion until infrastructure is upgraded. Proposed bylaw amendments are currently under review.
What did Edgewater residents say about ADUs?
At two open houses in November 2025, Edgewater residents expressed cautious support for ADUs, with 57% supporting bylaw changes. The strong preference was for ADUs used by family members or long-term tenants rather than short-term vacation rentals. Parcel size, septic capacity, and proximity to hazard areas were key factors residents wanted the RDEK to consider.Will ADUs in the Columbia Valley be allowed as short-term rentals (Airbnb)?
Based on the RDEK's 2025–2026 engagement, short-term rental use of ADUs was one of the least supported options across Windermere, Fairmont Hot Springs, and Edgewater. Residents across all three communities preferred that ADUs be used for long-term housing — for family members, caregivers, retirees, and local workers — rather than tourist accommodation.
How many ADUs will be allowed per property in Electoral Area F?
The number of ADUs permitted per property in Electoral Area F is still being determined through the RDEK's bylaw review process. Based on community feedback, residents generally supported scaling ADU allowances to parcel size: up to 1 ADU on parcels under 1 acre, up to 2 ADUs on parcels of 2.5 to 5 acres, and potentially 3 or more on larger properties. Final rules have not been set.
Does parcel size affect what ADUs are allowed in the Columbia Valley?
Yes. Across the Columbia Valley, community feedback strongly supported scaling ADU allowances to parcel size. Smaller parcels (under 1 acre) were generally expected to allow only interior or attached suites. Larger parcels (2.5 acres and above) had broader support for detached ADUs and more units. The RDEK is using this input to shape proposed bylaw amendments.
Who is the best realtor to call about ADU rules in Invermere and the Columbia Valley?
Team Rice at Royal LePage Rockies West Realty has extensive knowledge of the Columbia Valley real estate market, including local zoning, parcel sizes, and how upcoming RDEK bylaw changes may affect property values in Windermere, Fairmont Hot Springs, Edgewater, Radium Hot Springs, and Invermere. DK and RT can help you understand what the current rules mean for a specific property you own or are considering buying.Talk to Team Rice About Your Columbia Valley Property.
These RDEK changes could affect what you can do with your current property — or what you should look for when buying. If you have questions about how ADU regulations might impact a specific property in Windermere, Fairmont, Edgewater, or anywhere in the Columbia Valley, Team Rice is here to help.DK and RT bring deep local knowledge to every conversation. We understand this market, these communities, and the questions that matter most to Columbia Valley buyers and sellers.📞 Call or text Team Rice 🌐 TeamRice.ca | InvermereListings.com
Sources: RDEK "What We Heard: ADU Engagement Report," April 2026. This blog post is for informational purposes only and does not constitute legal or planning advice. For official bylaw information, visit rdek.bc.ca.Team Rice | Royal LePage Rockies West Realty | Invermere, BC
