24 Sussex Drive is a slow-motion disaster. So we asked architects how to fix it

Elected a year ago, the Mark Carney government made housing a priority and rolled out a $13-billion plan with a goal of building 500,000 houses a year for the next decade.

Yet there is one house no one in the government seems willing to touch or even talk about. Just over two kilometres from Parliament Hill, at 24 Sussex Drive, the official residence of the prime minister sits unoccupied and uninhabitable, more than 10 years after the last head of government lived there — and after millions were spent on its festering problems.

Instead, Prime Minister Carney and his family live across the street at Rideau Cottage, a backup, two-storey building on the grounds of Rideau Hall, residence of the Governor General. Justin Trudeau also occupied Rideau Cottage for nearly a decade as prime minister, having never moved into his childhood home.

24 Sussex, which sits on a 2.1-hectare property overlooking the Ottawa River, has been out of commission since the end of the Stephen Harper years and shows little sign of returning to functionality anytime soon. The 35-room, 12,000-square-foot residence has suffered over the years from outdated wiring, heating and plumbing problems, asbestos, water damage, mould and rats.

“What does it say about us as a country that our prime minister’s house is a ruin?” said Toon Dreessen, president of Architects DCA in Ottawa.

“It’s kind of silly — disgraceful, really,” said Robert Martin of Robertson Martin Architects. “Canadians deserve better.”

Initially called Gorffwysfa (Welsh for “The Place of Peace”) when it was built in 1867-68, 24 Sussex has been home to nine prime ministers since 1951 (Kim Campbell and John Turner didn’t live there). It is a Classified Federal Heritage Building.  

Pretty much everybody seems to agree that the neglect must stop. About 70 per cent of Canadians polled by the Angus Reid Institute in 2023 said the government should pay for an official residence for the prime minister. But reactions were more mixed on what the actual solution should be to the current dilemma. Decision-making has been paralyzed.

What’s the holdup?

Politics, of course, and political optics. The building’s fate does not appear to be among the current government’s priorities. “It’s not a problem to resolve today, this month or even by the end of the year. But we should examine it during the course of the mandate,” Carney told reporters in French last year, adding that multiple ideas on how to renew 24 Sussex have been put forward by former prime ministers.

And it was only in his last days as prime minister that Trudeau appeared to pay the problem any attention. He set a January 2026 goal to create an advisory committee of eminent Canadians to make recommendations. It’s unknown what happened to that initiative. The Privy Council Office (PCO), which provides advice to the prime minister and cabinet, did not agree to an interview request about this initiative.

In 2023, Conservative leader Pierre Poilievre said a new leader’s residence was at the bottom of his list of priorities. “We don’t need a new home for the prime minister. We need a new home for working-class Canadians,” he said.

As with most political footballs, government officials are much quicker to throw than to catch.

The office of Joel Lightbound, the cabinet minister responsible for public works projects such as 24 Sussex, passed National Post’s queries about the property to department spokespeople, who said the National Capital Commission (NCC) should respond. Official residences such as the prime minister’s residence are managed by the NCC , but it does not get the last word.

In an interview with the Ottawa Citizen last fall , NCC CEO Tobi Nussbaum said, “We’ve been very clear that the decision on where the prime minister’s residence is, is not the NCC’s decision to make. It is the government of Canada. We are working closely with them developing a solution for the prime minister’s residence.”

He added: “I am probably more optimistic now than I have been in the six-and-a-half years I have been on the job that we can find a solution to this issue, working with them.”

NCC spokesperson Valérie Dufour wrote in an email to National Post that “the NCC continues to work closely” with government partners and that the “PCO would be better placed to answer more specific questions.”

Pierre-Alain Bujold, a spokesman for the PCO, said “work is ongoing” at 24 Sussex, but no final decisions about its future have been made.

Heritage Ottawa, a not-for-profit group that champions the city’s history and cultural places, wrote to Trudeau back in 2019 to recommend that he take steps on 24 Sussex, starting with a new committee led by a non-partisan chair. Neither the government nor Heritage Ottawa responded to Post queries about whether such a committee was formed.

But Heritage Ottawa again made the case in a letter to Carney last fall, recommending a full rehabilitation of 24 Sussex, ideally as the prime minister’s residence. Its second choice is that the residence be fully restored and used for another public purpose.

In the letter, Katherine Spencer-Ross, president of Heritage Ottawa, wrote that 24 Sussex is one of a suite of buildings designed in the Gothic Revival style erected around Confederation, along with Earnscliffe, home to John A. Macdonald, and the Parliament Buildings.

Canada is the only G7 country, she said, that has no legislative protection for “federally recognized places.”

“Let this project stand as an example of our respect for Canada’s heritage.”

Is the site at 24 Sussex even feasible?

A real estate agent unconcerned about complex politics might tout 24 Sussex for its “location, location, location.” Perched atop a cliff, it overlooks the Ottawa River yet is close to the action on Parliament Hill.

“It’s a spectacular site,” said Martin, whose Ottawa architectural firm helped make Rideau Cottage workable as a temporary residence for the prime minister.

The 24 Sussex property includes the main residence, a 12,000-square-foot stone mansion built in the 1860s. In addition to the living areas for prime ministers and their families, there’s an official guest house on the grounds, a swimming pool and pool house, security buildings and small gatehouses at the entrance for security screening. Bordered by security fencing and barriers, the grounds also include a detached garage and areas for small outside events.

In his memoirs, former prime minister Brian Mulroney said of 24 Sussex, “(F)or me and those who preceded and followed me, the official residence was anything but restful. Lacking central air, the home was cooled during stifling Ottawa summers by noisy air-conditioning units placed in windows. In the winter, family and guests often found themselves shivering in the 34-room limestone home. Former prime minister Paul Martin summed it up neatly during his own period as a tenant: ‘Too cold in the winter and too hot in the summer.’”

It’s one of the most modest official leaders’ residences in the G7. By comparison, most are well-fortified, high-security buildings with limited public access, and are used as both a home and an official workplace.

The White House in Washington, D.C., for example, is more than four times as large at 55,000 square feet, with six floors, 132 rooms and three elevators. But it’s also an important government office building with more than 1,000 regular employees in and around the residence.

In London, 10 Downing Street, home of the British prime minister, is an estimated 25,000 square feet. A web of interconnected structures, officially known as 10, 11 and 12 Downing, comprise about 100 rooms. It’s about twice the size of its Canadian counterpart.

Leaders’ homes in Spain, France and Germany are at least 75,000 square feet each. The Quirinal Palace in Rome, home to President Sergio Mattarella, is easily the largest in Europe. A former papal residence, the palace is also used for government offices, state functions, ceremonies and receptions.

Even the State House Nairobi, official residence of Kenya’s prime minister, at more than 20,000 square feet, is much larger than 24 Sussex. That’s about the same size as official leaders’ residences in Reykjavik, Iceland, and Attard, Malta — two of the smallest in Europe — and Tokyo, Japan.

What about security?

Neither 24 Sussex nor the PM’s temporary residence at Rideau Cottage were built for 21st-century security concerns.

According to a CBC report , a government memo written last summer listed security challenges at Rideau Cottage, including its proximity to the larger governor general’s residence and a number of other homes. The house doesn’t have the infrastructure or space for security offices, secure meeting offices or safe rooms, and Rideau Cottage’s grounds include a number of areas with public access, while offering minimal security infrastructure, such as secure entrances, secure vehicle access and security parking.

Security concerns are not just theoretical .

In the early morning hours of Nov. 5, 1995, a man named André Dallaire snuck onto the property at 24 Sussex, broke a window, then slipped into the prime minister’s residence. Brandishing a knife, he wandered around the residence until he was spotted by Aline Chrétien, the prime minister’s wife. The Chrétiens locked their bedroom door, called police and the intruder was arrested. Dallaire, who later said he was hearing voices in his head, was found not criminally responsible due to a diagnosis of paranoid schizophrenia. The incident triggered some security improvements at the prime minister’s residence.

On July 2, 2020, an armed man named Corey Hurren drove onto the grounds at Rideau Hall. He was arrested by the RCMP without further incident.

In a statement to the Post, RCMP spokesperson Marie-Eve Breton said the federal police force is providing recommendations to the government on the security needs at 24 Sussex but can’t provide details because “this issue is still being considered,” and the force doesn’t want to compromise security.

But key security issues for any site would include an ability to access the site, space at the site to fit the necessary safeguards, and lines of sight to and from the site, Breton said.

She added the RCMP have been “actively collaborating” with the National Capital Commission, Public Services and Procurement Canada, and the Privy Council Office to determine a future direction for the PM’s official residence.

The RCMP has not been informed whether the government has made a decision on what to do about the prime minister’s residence, the statement said.

So, what are the options?

With little apparent decision-making coming from the government, National Post asked several architects for their visions on what 24 Sussex could be and estimated costs. There are three basic options: a major renovation of the existing buildings; tear down and build fresh on the same site; or build something new on a different site altogether.

Architects estimate that, depending on specifications, the bill for this type of major project could be anywhere between $40 million and $100 million.

D’Arcy Jones, principal of D’Arcy Jones Architects, who has worked on many high-end renovations, said the estimates he’s heard over the years always seem to be multiples above what he’d consider market rates for such jobs. The Vancouver architect acknowledges his past projects didn’t include much investment in security, a necessary part of a leader’s residence, but that the estimates still seem way over market.

If the bill comes anywhere close to $100 million, Jones said, “I don’t know what you’re spending it on.”

Major renovation

In a June 2021 report, the NCC deemed both the main residence at 24 Sussex and the caretaker’s house at 10 Sussex to be in “critical condition.” The report estimated it would cost $36.6 million for “deferred maintenance” alone to restore the main residence to “optimal condition.” That figure included dealing with the residence’s hazardous materials, replacing older mechanical and electrical systems and construction of universally accessible entrances and washrooms, but would not get the building up to meeting new building codes or legislative requirements.

Two years later, $4.3 million was spent on abatement and decommissioning work, including the removal of asbestos and removal and cataloguing of heritage items such as doors and mouldings. The work was completed in the summer of 2024.

Some architects familiar with the site agree that a sensible plan would involve a major renovation to the existing residence while adding space and functionality through a new, adjacent structure or wing.

The reno could include elements such as a physical division between the family residence and any additional, business-oriented wing or structure. “We need a home that can accommodate a family,” said Dreessen, from Architects DCA.

Or, it could be a family residence with office space, places for children to live and play, accommodations for visiting family members, and a dining area large enough for a dozen or so.

It would certainly have to include basic upgrades, such as air conditioning, wheelchair accessibility and visitors’ quarters. It could offer a business wing or adjacent structure with enough dining space for a small state dinner, a commercial-grade kitchen and a wine cellar.

Office spaces for a small cohort of staff, and space for small meetings, should also be part of the plan.

Ottawa’s Trace Architectures, a firm that has been involved with 24 Sussex on and off for a couple of decades, suggests that the main building should be rehabilitated as the prime minister’s residence, and a second building or wing be constructed for other official events and security. The two, said partner Mark Brandt, could be connected by an underground tunnel.

Chris Warden, another partner at Trace, said redesigning a large residence to be dual-purpose carries more challenges architecturally than might be expected. The two parts of the property would need to look cohesive, he said, even though one would function as a residence while the other has business and diplomatic functions.

“It’s an incredibly difficult job,” said Warden. “You want to give the prime minister the best possible place.”

Dreessen offers a different view, saying that 24 Sussex undoubtedly needs to be renovated, but that it doesn’t necessarily need to have a new large space for business or large state dinners. The site could simply remain a residence, with larger state dinners and other professional gatherings held elsewhere, such as one of the nearby national museums. “Do that someplace else.”

Dreessen’s own vision includes a “deep-energy” retrofit so that the buildings create more energy than they use, and more public access to the grounds.

This type of renovation, he said, could be done for about $35 million.

He suggests a multistage design proposal, with the first stage to generate broad ideas, followed by at least one more wave to flush out the best designs.

One thing seems clear, according to the architects: prices to repair or rebuild are only going to go up, largely because of inflation and further degradation of the property.

Former prime ministers Harper and Chrétien reportedly offered to try to raise private money to help reduce the reno’s financial burden on taxpayers, but nothing came of it.

Tear down and rebuild on same site

There are clear advantages to keeping the prime minister’s residence at 24 Sussex: the site’s proximity to Parliament Hill, Rideau Hall and other key political sites in Ottawa, for example. There’s also the property’s security advantages, with one side facing a steep drop to the Ottawa River and a large setback from the road.

The property is located on a diplomatic corridor, and neighbours include the French Embassy, the South African High Commission and a plethora of other diplomatic offices and residences.

Demolishing the existing home and starting again, despite the abatement work done in recent years, would allow a broader range of options, proponents say. The downside is the loss of an important heritage site.

Some of the historical artifacts, stones and other materials at the existing home could be reused or just kept as heritage pieces. Key questions under this model would include whether the home and reception areas would be distinct buildings and what to do with the indoor pool.

Samantha Schneider, of Ottawa-based Simmonds Architecture, said her firm responded to a local magazine’s request almost a decade ago to offer designs for a rebuild at 24 Sussex. Her submission emphasized the use of stone, wood and other materials from the Canadian landscape, which she said would fit well on that property. “It’s a beautiful site.”

Some architects’ suggestions are more expansive, suggesting a “campus” model that would include multiple buildings, such as a reception pavilion, guest houses, even a small conference centre.

One concept, from D’Arcy Jones Architects, visualizes the residence as a representation of the Canadian landscape, with a single-storey building embedded in the terrain with carved shapes representing forests, mountains, waterways and prairie fields.

Architecture students from Carleton University also developed design ideas a few years ago that reflect Indigenous symbolism and history. Those ideas included a “wampum” model — a horizontal addition with lots of skylights and glass for natural light — and an “intertwined” model that made heavy use of curved and wooden ceilings.

“Do something great,” said Martin, whose firm has been involved in rehab work at 24 Sussex.

Build something new, somewhere else

A third option would be to find a new site for the prime minister’s home and start from scratch.

One option reportedly considered was a new, wooded location in Rockcliffe Park. The neighbourhood, not far from the current residence, is known for its affluence and large, traditional-looking homes. It’s not known for offering vacant lots of the size required for a new prime minister’s residence. And Rockcliffe Park might present greater security challenges than does 24 Sussex.

One of the existing homes in that neighbourhood is Stornoway, the official residence of the Opposition leader. Dreessen said it’s not necessary to have an official residence for the Opposition leader and that converting that home to the prime minister’s residence should at least be on the table.

There is also the possibility of renovating or starting from scratch at Rideau Cottage, where Carney and his family now live. But Rideau Cottage is far from perfect. Aside from the security concerns, the size of the residence is similar to 24 Sussex. It’s a two-storey home with 22 rooms and about 10,000 square feet.

In her letter to Carney last October, Spencer-Ross at Heritage Ottawa wrote that she understands the concerns of those who say the rehabilitation of 24 Sussex “sends the wrong message” during a housing crisis. “But is it not also a wrong message that an otherwise sound structure is sent to landfill? That it continues to lie vacant? That a nationally significant property is allowed to fall into ruin?

“24 Sussex is not just any home. It is a nationally significant place that belongs to all Canadians, not to a prime minister nor to any political party.”

24 Sussex Drive, at a glance 

1867-68: Lumber baron and politician Joseph Merrill Currier builds “Gorffwysfa” (Welsh for “Place of Rest”) in the Gothic Revival style, intending to evoke the Parliament Buildings.  

1870: Currier adds a ballroom; the home at 24 Sussex is soon seen as a major social hub in the capital.  

1902: The building passes to William Cameron Edwards.  

1943: The federal government tries to expropriate 24 Sussex, since it controls most of the other land along the Ottawa River. Then-owner Sen. Gordon C. Edwards fights the move and proceedings drag on until 1946 when the government finally gains possession.

1949: The government decides the site will house future prime ministers. Over the next two years, major changes are made, such as demolishing the tower on the western side, stripping away the Victorian ornament, and expanding the building’s size, including a larger kitchen wing.  The ballroom is replaced by an outdoor terrace. Several rooms are reconfigured to overlook the river instead of the street.

1951: Prime Minister Louis St-Laurent moves in — “the last thing (he) wanted to do,” according to the National Capital Commission. H e insists on paying rent.  

1975: With Pierre Elliott Trudeau in office, the site receives its biggest renovation up to that time: a new indoor swimming pool and pool house, funded by private donors. The pool building is connected to the main house by underground tunnel.

1985: Prime Minister Brian  Mulroney undertakes renovations to 24 Sussex and the residence at Harrington Lake, for which the Progressive Conservative Party spends $308,000. The incident is dubbed “Gucci-gate,” because it includes, among other things, expanded closets for 100 pairs of shoes.  

1986: The  Prime Minister’s Residence is designated a Classified Federal Heritage Building because, according to the federal government, “of its direct association with six prime ministers of Canada, its status as a nationally known landmark, and because of the impact of the house and its grounds on the character of the area.”

1995: On Nov. 5, a man sneaks onto the property and slips inside the residence with a knife. He is spotted by Aline Chrétien, wife of Prime Minister Jean Chretien. The Chrétiens call police and the man is arrested. A security overhaul follows.  

2008: Auditor general  Sheila Fraser reports that renovations are desperately needed to fix cracked windows, outdated wiring, inadequate plumbing and other problems. The work is estimated at $10 million.  

2015: Prime Minister Justin Trudeau opts to move with his family into Rideau Cottage on the grounds of Rideau Hall, in order to allow upgrades or other work on 24 Sussex.

2021:  In a June report, the National Capital Commission says both the main residence at 24 Sussex and the caretaker’s house are in “critical condition.” The report estimates it will cost $36.6 million to restore the main residence to proper condition.  

2022-23: At a cost of $4.3 million, 24 Sussex is closed and stripped to remove asbestos, pests and antiquated elements. The government, however, still does not make a decision on what to do with the now-decommissioned building.  

2025: Prime Minister Mark Carney moves into Rideau Cottage.  

2026: No government offices involved in determining the fate of 24 Sussex are willing to comment on the status of the residence or the plan, if any, to move forward.  

Main photo: 24 Sussex Drive in August 2007, when it was home to then-Prime Minister Stephen Harper and his family. Mike Carroccetto/Postmedia News