One of the most common questions I get from East Hill buyers: “Can I add a suite or build a carriage house here?” For many lots the answer is increasingly yes, but the details matter.

Why East Hill is well suited to it

• Many older lots are generous, and some have lane access.
• Walkability to downtown, VSS and Vernon Jubilee Hospital keeps rental demand steady.
• Plenty of 1950s–70s homes already have basements that suit a suite.

What’s changed

BC’s small-scale multi-unit housing legislation, and Vernon’s updated zoning that followed, expanded what can be built on many residential lots, including secondary suites, carriage houses and, in some cases, multiple units. What’s actually allowed on a lot still depends on its zoning, size, servicing and any heritage considerations.

Before you buy for suite or infill potential

1. Confirm the zoning with the City of Vernon for the exact address.
2. Check whether any existing suite is legal and permitted. It affects financing, insurance and resale.
3. Look at access, parking and servicing (water, sewer, power) for a second building.
4. Get a builder’s rough cost estimate before you count on rental income.
5. Talk to your lender about how rental income is treated.

I’ve built homes, not just sold them

With experience in building and development and more than seven homes built or renovated, I can help you sort a realistic suite or carriage-house opportunity from wishful thinking. Browse East Hill homes or call me at (250) 550-6979.

This post is general information, not legal or zoning advice. Always confirm with the City of Vernon.

Stock photo for illustration by Chelaxy Designs on Unsplash.

Ask anyone who grew up in Vernon about the “Peanut Pool” and you’ll probably get a smile. The wading pool at Lakeview Park in East Hill has been a summer tradition for generations of local kids.

A big upgrade for an East Hill landmark

After a major revitalization project, the Lakeview Wading Pool reopened on June 28, 2024 with an updated pool and a new spray park. It’s still free, and that’s a big part of why it’s so popular with young families.

Good to know

• Children under 6 need adult supervision.
• Swimwear is required, and swim diapers for little ones.
• The pool closes briefly mid-day for cleaning. Check the City of Vernon’s Lakeview Wading Pool page for current hours and the season.

More at Lakeview Park

Lakeview Park also has a playground, ball diamonds and lots of open lawn. It’s the kind of place that makes East Hill such an easy neighbourhood for families.

Living near Lakeview Park

Homes within walking distance of Lakeview Park and the nearby schools are some of the most in-demand in East Hill. See what’s for sale in East Hill now, or read more about East Hill parks and things to do.

Stock photo for illustration by Anna Khromova on Unsplash.

East Hill’s character homes are a big reason people fall in love with the neighbourhood. But a 1920s or 1950s house comes with questions a new build doesn’t. Here’s the checklist I use with buyers. It comes from 23 years of selling in Vernon and from building or renovating more than seven homes myself.

1. Electrical

Look for knob-and-tube or old aluminum wiring, and panels that haven’t been updated. Some insurers won’t cover knob-and-tube, so find out early.

2. Oil tanks

Many older Vernon homes were once heated with oil. Ask whether a tank was removed and whether there’s paperwork. An abandoned buried tank is an expense you want to know about before you buy.

3. Plumbing and sewer line

Galvanized supply lines and old clay or cast-iron sewer lines are common. A sewer camera scope is inexpensive and can save you thousands.

4. Foundation and drainage

East Hill is, well, a hill. Check for water in the basement, grading that slopes toward the house, and cracks in the foundation.

5. Roof, windows and insulation

Older homes are often under-insulated. Ask for heating bills and the roof’s age.

6. Suites and past renovations

Was the suite or addition permitted? Unpermitted work can affect insurance, financing and resale.

7. Heritage status

A few East Hill homes are on the City of Vernon Heritage Register. Check before you plan major exterior changes.

The upside

None of this should scare you off. Well-cared-for East Hill homes hold their appeal, and the right updates add real value. You just want to go in with your eyes open, and with someone who knows what they’re looking at.

Browse East Hill homes for sale or call me at (250) 550-6979 and I’ll walk through any home with you.

Photo: Adam Jones, Wikimedia Commons, licensed CC BY-SA 2.0 (cropped).

Walk up Pleasant Valley Road from the 35th Avenue roundabout and you’re walking past some of the oldest homes in Vernon. In the 1890s, East Hill was where the town’s merchants, mayors and professionals chose to live. Four of their Victorian-era houses still stand side by side.

The four Pleasant Valley Road houses

3203 Pleasant Valley Road (1893)

The oldest of the group was built by merchant W.R. Megaw, who became Vernon’s mayor in 1899. It’s a Queen Anne-style home and was converted to apartments in the 1960s.

3201 Pleasant Valley Road (1894)

Built for Vancouver lumberman David McNair. Over the years it has housed law offices and, in the 1990s and 2000s, an international hostel.

3303 Pleasant Valley Road (1894)

Associated with C.F. Costerton, who became Vernon’s mayor in 1921. It was removed from the Heritage Register in 2014 but is still part of the street’s story.

3401 Pleasant Valley Road (1895)

Built by Samuel Sommerville, a former alderman and tax collector, in a Late Victorian style. Today it’s the Caetani Cultural Centre, an arts hub right in East Hill.

Why it matters if you’re buying in East Hill

That history is a big part of East Hill’s appeal. Beyond these four landmarks, the neighbourhood is full of early-1900s character homes with deep lots, mature trees and details you can’t buy new. If you’re drawn to one:

• Check whether it’s on the City of Vernon Heritage Register before planning big changes.
• Budget for a thorough inspection covering wiring, plumbing, foundation and drainage.
• Ask what’s been updated, and when.

I’ve built and renovated more than seven homes and I live in East Hill, so I’m happy to walk any character home with you. See East Hill homes for sale or call me at (250) 550-6979.

Historical details via the City of Vernon Heritage Register and Castanet.

Photo: Campbell House, East Hill, Vernon, by Alana Morin, Wikimedia Commons, licensed CC BY-SA 4.0 (cropped).