Curious about how Calgary’s H-GO Zoning could transform your property or investment strategy? You’re not alone! As Calgary grows and evolves, this newer zoning option is creating quite a buzz among homeowners and investors alike.
What's The H-GO Zoning Everyone's Talking About?
In simple terms: H-GO zoning lets you build more homes on your property than was previously allowed. And that could mean more rental income, more housing options, or more value for your land.
Keep reading for a break down of what this means for you; if you own property in an H-GO zone or are thinking about investing in one.
H-GO Zoning Explained: What It Actually Means.
H-GO stands for “Housing – Grade Oriented,” which is basically city-planner speak for “more homes that connect to the street.” It’s Calgary’s way of creating more housing without building a bunch of high-rises that might feel out of place in established neighborhoods.
Here's what makes H-GO zoning special:
- You can build up to 8 homes on a lot that might have only allowed one or two before
- All units need a door that opens to ground level (that’s the “grade-oriented” part)
- Buildings typically stay at a modest 3-4 stories tall
- Properties need to be fairly close to public transit
- You can have up to 2 separate buildings on one property
“We created H-GO zoning to help more people live in neighborhoods they love, close to transit and services, without dramatically changing the feel of these communities,” explains Sarah Johnson, who works as a senior urban planner with the City of Calgary.
Think of it like getting the best of both worlds: more housing options without turning everything into downtown-style towers.
Where Can You Find H-GO Zoning in Calgary?
Not every neighborhood in Calgary has H-GO zoning. The city has specifically picked areas that:
- Are closer to the inner city
- Have good public transit options
- Can handle some additional density
You’ll find H-GO zoning in neighborhoods like:
- Renfrew: Northeast of downtown with great bus connections
- Tuxedo Park: Close to North Hill Shopping Centre with lots of character
- Winston Heights/Mountview: Amazing downtown views and close to Nose Hill Park
- Hillhurst/Sunnyside: Right by the Bow River with direct train access
- Bridgeland/Riverside: A neighborhood that’s really come alive in recent years
These areas make sense for H-GO because they already have the shops, schools, parks, and transit that make slightly denser living work well.
What Can You Actually Build with H-GO Zoning?
Here’s where things get exciting. H-GO zoning opens up tons of possibilities that weren’t available before:
You can build:
- Side-by-side or stacked townhomes
- Small apartment buildings with multiple units
- Duplexes with secondary suites
- Two separate buildings that house different units
- Up to 8 homes where there might have been just one before
Let me paint a picture: Imagine taking a typical single-family home lot and creating six modern townhomes, each with their own entrance and a small yard or patio space. That’s the kind of transformation H-GO makes possible.
H-GO Rules and Concerns
As expected, there are some rules to follow:
- Setbacks: You need to keep buildings at least 3 meters from the front property line
- Rear space: About 5 meters at the back when there’s a lane
- Side space: At least 1.2 meters on each side
- Coverage: You can typically build on up to 60% of your lot
Parking Made Simpler
One big change with H-GO is that you need fewer parking spaces than traditional developments:
- Cars: Usually 0.75-1 parking spot per unit (instead of the usual 2)
- Bikes: At least 1 secure bike storage space per unit
- Car sharing: If you include a car-share option, you might need even fewer parking spots
This more flexible approach to parking makes development much more practical on standard city lots.
The Financial Opportunity of H-GO
Let’s talk dollars and cents. After all, most people interested in H-GO are thinking about the financial opportunity.
| What You Build | Roughly What It Costs | Monthly Income Potential | Yearly Return |
|---|---|---|---|
|
H-GO 6-Unit Development |
$1.2M-$1.5M |
$9,000-$11,000 |
8-11% |
As you can see, while an H-GO development costs more upfront, the return percentage is better, and your monthly income potential jumps significantly.
Special Financing That Makes Life Easier
Here’s something many people don’t know: H-GO developments might qualify for special financing through CMHC’s MLI Select program, which offers:
- Insurance premiums that are up to 50% lower
- Longer loan terms (up to 50 years in some cases)
- Bonuses for energy-efficient buildings
- Extra perks if you include some affordable housing units
“This special financing can be a game-changer,” says Mark Thompson, who specializes in mortgage lending for Calgary housing projects. “I’ve seen investors start seeing positive cash flow much sooner than they expected because of these programs.”
Who Benefits Most from H-GO?
H-GO zoning creates opportunities for lots of different people. Let’s look at who stands to gain:
If You’re a Homeowner
- Your property value might jump 15-25% just because of the development potential
- You could create rental units for extra monthly income
- You could downsize into one unit while selling or renting the others
- You can create separate spaces for extended family members while keeping everyone close
If You’re an Investor
- Build more units on a single property for better returns
- Create the “missing middle” housing that’s in high demand
- Properties near transit tend to command higher rents
- These projects are big enough to be profitable but small enough to be manageable
The Broader Community Benefits Too
- More housing options at different price points
- Enough density to support local shops and restaurants
- More transit riders means better public transportation for everyone
- Neighborhoods get renewed without losing their character
How to Turn Your H-GO Dreams Into Reality
If you’re thinking about developing an H-GO property, here’s your roadmap:
Step 1: Check if Your Property Qualifies
First things first:
- Is your property already zoned for H-GO, or would you need to apply for rezoning?
- Is it within about 600 meters of major transit?
- Is your lot big enough? (Most H-GO developments need at least a 50-foot lot)
Step 2: Talk to the Experts Early
Before getting too far along:
- Schedule a pre-application chat with Calgary’s planning department
- Discuss your initial ideas and learn about any potential roadblocks
- Find out if you’ll need any special approvals
Step 3: Design Your Development
Work with professionals to create:
- A site plan that meets all H-GO requirements
- Building designs showing what units will look like
- Parking and landscaping plans
- Green features that might qualify for incentives
Step 4: Navigate the Approval Process
The typical process includes:
- Submitting your development permit application
- A period where the community can provide feedback (21-30 days)
- Review by the planning commission
- Building permit application once your development is approved
“The good news is that the city has made H-GO approvals more streamlined than traditional rezoning,” says David Chen, who specializes in development permits. “I’ve seen approvals happen 30-40% faster because the city wants to encourage this kind of development.”
Common Challenges (and How to Overcome Them)
Let’s be real – development always comes with challenges. Here are the big ones in H-GO projects:
Neighbors Might Have Concerns
Some folks worry about more people, cars, or different building styles. Here’s how to address this:
- Talk to neighbors early and listen to their concerns
- Design buildings that fit with the neighborhood’s look and feel
- Consider a phased approach to show quality and care
Construction Can Get Complicated
Building multiple units on a standard lot isn’t always easy:
- Work with builders who specifically understand infill projects
- Consider prefabricated construction to reduce on-site disruption
- Plan carefully for how materials and equipment will access the site
Financing Might Take Extra Work
Not all lenders understand these projects:
- Find lenders who have experience with multi-family developments
- Create detailed financial projections to show the project’s viability
- Consider bringing in partners to share both the risk and the investment
Get Expert Help with Your H-GO Project
At Jenga Built, we specialize in helping property owners and investors make the most of H-GO zoning.
We’re not just builders – we’re your partners through the entire process.
We’ll Help You Run the Numbers
Our team provides:
- A detailed assessment of what’s possible on your specific site
- Real construction cost estimates based on current market conditions
- Projections of what you could earn in rent
- Long-term financial forecasts so you can make informed decisions
Design and Building Excellence
Our approach ensures:
- Designs that maximize both density and livability
- Energy-efficient systems that save on operating costs
- Quality construction that stands the test of time
- Smart layouts that attract quality tenants who pay premium rents
We Handle Everything
From start to finish, we take care of:
- The permit application process
- Construction management
- Finding tenants if you need that service
- Helping you apply for special financing programs
Ready to See What’s Possible with Your Property?
If you own land in an H-GO zone or are thinking about investing in these high-potential areas, we’d love to help you explore your options.
Here’s how to get started:
- Contact us here for a free H-GO assessment for your property
- Chat with one of our development specialists by calling (403) -454-2218
Learn how we can help you get started here!
