An unpermitted secondary suite is a liability, not an asset, at appraisal time, since an appraiser and a buyer's lawyer will both look for permit history through the City of Saskatoon, and an undocumented suite can trigger a request for proof of legal use before financing closes.
Value depends heavily on documentation. A finished basement suite with no permit reads to an appraiser as extra livable space at best, while a documented, legal secondary suite with its own entrance and a rental history can be underwritten as income by some lenders.
Joel Dyck's hand-reviewed valuation checks the permit record on a secondary suite before he prices it, which catches gaps a desktop estimate misses. Get your hand-reviewed valuation from Joel Dyck.