Home/Modular Homes by City/Barrie
Serving Barrie & Simcoe County
Modular Homes in Barrie, Ontario
Factory-direct modular and manufactured homes, delivered along the Highway 400 corridor to Barrie and Simcoe County — the highway our homes travel from the factory to your lot. Here's what you can build, what it costs, and the local rules that actually apply.
What you can build in Barrie
Full modular homes — from $175,696. 29 models from 560 to 1,405 sq ft, 1–3 bedrooms — factory-built to the Ontario Building Code and set on a permanent foundation (a real, permanent house, not a “trailer”).
Backyard suites (ADUs) — from $96,244. 7 compact models built for garden-suite and in-law-suite use, sized to fit what Barrie's by-law allows.
All homes are CSA-certified (A277 modular / Z240MH manufactured), finished in the factory, and delivered ready for foundation and hook-up. What's the difference between modular, manufactured, and mobile? →
Find your backyard suite — 3 quick questions
We'll narrow the models that fit a typical Barrie backyard allowance to the ones that fit your life. No email needed.
1 · Who's it for?
2 · What layout?
3 · What size feels right? (Barrie lots typically allow up to ~700 sq ft)
The numbers above use Barrie's typical allowance. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Barrie address →Can you put a garden suite (ADU) in your Barrie backyard?
Often, yes — Barrie permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Barrie Zoning By-law 2009-141 (as amended by By-law 2024-043):
| Max size | No fixed square-footage cap — governed by lot coverage: all detached accessory structures together ≤ 10% of the lot. On a typical 650 m² (≈7,000 sq ft) lot that's ~65 m² (≈700 sq ft); on a minimum 560 m² (≈6,030 sq ft) lot, ~56 m² (≈600 sq ft). |
|---|---|
| Max height | 4.5 m (≈15 ft) |
| Setbacks | 3 m (≈10 ft) rear and side (Salem & Hewitt's Secondary Plan areas differ — exterior side 1.5 m / ≈5 ft, rear/interior 1.2 m / ≈4 ft) |
| Parking | 1 space per unit |
| Minimum lot | 560 m² (≈6,030 sq ft) area, 17 m (≈56 ft) frontage — smaller lots don't qualify |
| Servicing | Separate service connections from the street required (can't run off the main house) |
| Also note | No basement permitted in a detached suite; DADU registration required (automatic on final inspection); an Ontario Land Surveyor must confirm setbacks/coverage before permit |
| Conservation | Lake Simcoe Region Conservation Authority (LSRCA) — a permit is required for work within 120 m (≈394 ft) of Lake Simcoe or Kempenfelt Bay |
Grants & financing in Barrie
County of Simcoe Secondary Suites Program — forgivable funding toward a new suite (confirm current intake).
Barrie Bonus for Affordable ARUs — a one-time municipal top-up (requires an approved Simcoe County loan first).
2026 building-permit fee: 50% reduction, with a full rebate if the unit is occupied within 12 months of permit issuance (a federal Housing Accelerator Fund incentive).
See every program → Ontario ADU Grants Directory
A modular or prefab home on a permanent foundation is financed like any house. CMHC Prefab Plus allows an insured mortgage with as little as 5% down on the first $500,000, with construction funds released in stages. How modular home financing works →
Thinking of the suite as a rental? Run the numbers →
Barrie modular homes — FAQ
Can you put a modular home in Barrie, Ontario?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Barrie and Simcoe County, subject to standard zoning and permits.
How much does a modular home cost in Barrie?
Modular home models start at $175,696 and run to about $338,000 for the largest layouts; backyard ADU models start at $96,244. Site work, foundation, delivery, and permits are additional.
Do I need a permit for a garden suite in Barrie?
Yes — a building permit, plus DADU registration and an Ontario Land Surveyor’s confirmation of setbacks and coverage. Barrie caps detached accessory structures at 10% of lot area (no fixed square-footage limit) and 4.5 m (≈15 ft) height.
Can I get a mortgage on a modular home in Barrie?
Yes — on a permanent foundation it is financed as real property, including via CMHC Prefab Plus (5% down on the first $500,000).
Local rules summarized from Barrie Zoning By-law 2009-141 (am. 2024-043); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Barrie before you build.