Home/Modular Homes by City/Burlington
Serving Burlington & Halton Region
Modular Homes in Burlington, Ontario
Factory-direct modular homes and backyard suites for Burlington and Halton Region. Here's what Burlington's additional-residential-unit by-law allows in your backyard, what it costs, and the rules that apply.
What you can build in Burlington
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 Burlington'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 Burlington 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? (Burlington lots typically allow up to ~750 sq ft)
Burlington requires municipal water + sewer — a detached suite isn’t permitted on a well/septic lot. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Burlington address →Can you put a garden suite (ADU) in your Burlington backyard?
Often, yes — Burlington permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from City of Burlington Zoning By-law 2020, §2.21(u) (as amended by ZBA 2020.494):
| Max size | 80 m² (≈860 sq ft); detached structures capped at 45% lot coverage |
|---|---|
| Units per lot | Up to 3 additional units — only 1 may be in a detached accessory building |
| Parking | None required |
| Servicing | Hard requirement: municipal water + sanitary sewer — not permitted on private well/septic lots |
| Height & setbacks | Per Zoning By-law 2020 — confirm the exact figures with the City for your lot |
| Conservation | Conservation Halton |
Grants & financing in Burlington
ARU forgivable loan (Affordable Rental Housing CIP) — Burlington’s up-front ARU grant closed in October 2025 and was replaced by a 10-year forgivable loan that converts to a grant — confirm current terms.
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 →
Burlington modular homes — FAQ
Can you put a backyard suite in Burlington?
Yes — on a lot with municipal water and sewer, with a building permit. A detached suite is not permitted on a property served by a private well or septic system.
How big can a backyard suite be in Burlington?
Up to 80 m² (≈860 sq ft), with detached structures capped at 45% lot coverage. You can have up to three additional units on a lot, but only one in a detached building. Check your address for the specifics.
Can you put a modular home in Burlington?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Burlington, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Burlington?
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.
Can I get a mortgage on a modular home in Burlington?
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 City of Burlington Zoning By-law 2020, §2.21(u) (as amended by ZBA 2020.494); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Burlington before you build.