Home/Modular Homes by City/Burlington
Serving Burlington & Halton Region
Modular Homes & Garden Suites in Burlington, Ontario
Factory-direct modular homes and backyard suites for Burlington and Halton Region. Here's what Burlington's zoning allows for a garden suite 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 Residential Zoning By-law 09-2026, §5.14 and Table 2 (in force March 2, 2026):
| Max size | 80 m² (≈860 sq ft) of floor area — 15% of the lot in the large-lot LN5/LN6 zones; lot coverage up to 45% with a suite |
|---|---|
| Units per lot | Up to 3 additional units — up to 2 may be detached, sharing one backyard building |
| Parking | None for the first suite; 1 space each for a second or third unit |
| Servicing | Hard requirement: municipal water + sanitary sewer — not permitted on private well/septic lots |
| Height & setbacks | 7 m peaked roof / 6 m flat; 1.2 m from side and rear lot lines (3 m for any part above 4.6 m, or 3.5 m with a flat roof); 4 m from the house |
| Conservation | Conservation Halton |
Check your specific Burlington address →
Garden suite, laneway suite, in-law suite, ARU, ADU — different names for the same thing: a small, self-contained home in the backyard. New to the idea? Start with prefab garden suites for Ontario — what one costs in Burlington, and the models that fit →
Burlington's by-law is verified in our checker, so you can check if a garden suite is allowed at your Burlington address in about a minute.
Getting your building permit in Burlington
An eligible lot still needs a building permit before anything is delivered. Here's how Burlington's process actually works — verified against the Burlington building department's own pages.
How do you apply for an ADU building permit in Burlington?
Through email submission to the Building Department (no self-serve permit portal). Email the complete package to buildingpermits@burlington.ca with the subject "Building Permit Application" + the project address — digital drawings must meet the City's electronic submission standards (max 36"×48" sheets) or the submission is refused. The zoning/grading/tree pre-approval is a separate web form first. Burlington's building-permit page ↗
- Screen the property with the City's ARU Look-up Tool — a preliminary read on lot size, buildable area, and zoning fit (not a final determination)
- Submit the Pre-Building Approval application — one combined form covering Zoning Clearance, Grading & Drainage Clearance, and a Tree Permit — and allow 4–6 weeks at current volumes
- Once the Zoning Clearance Certificate issues, assemble the permit package: the provincial Application to Construct or Demolish, BCIN designer schedules, and full drawings (survey/site plan, plans, elevations, cross-section, P.Eng-sealed truss details)
- Email the complete application to buildingpermits@burlington.ca — incomplete applications aren't accepted
- The City completes first plan review and sends a fee estimate (payable within 2 days) and any deficiency letter
- Settle any parkland dedication / development-charge / community-benefits amounts, receive the permit, and book inspections
- After construction, apply for the Residential Occupancy Permit for the completed unit
What does an ADU permit application in Burlington need?
- Provincial Application for a Permit to Construct or Demolish + BCIN designer schedules
- Zoning Clearance Certificate from the Pre-Building Approval process (prerequisite)
- Site plan / property survey with the unit's location, dimensions, and setbacks
- Plan views, elevations for all sides, and a cross-section showing footing-to-roof construction
- Truss layout/details sealed by a Professional Engineer
- Plumbing sizing form and any other applicable-law documentation
How much does an ADU building permit cost in Burlington?
Expect roughly $1,500 in City fees for a typical ~600 sq ft (56 m²) detached ARU — about $23.18 per m² plus a $191 Residential Occupancy Permit ($377 minimum fee on any work) — an estimate before development charges or parkland amounts, which the City confirms near the end of review.
| Permit fee | $23.18 per m² of floor area for new residential buildings/additions up to 300 m² (Fee Schedule to By-law 18-2025) |
|---|---|
| Minimum fee | $377 for any work |
| Residential Occupancy Permit | $191 per dwelling unit, after construction |
| Septic permit (private-serviced lots) | $1,545 flat for a new system |
One additional unit per house is generally exempt from development charges under provincial rules, but education development charges were explicitly NOT waived under the City's past ARU incentive — confirm current DC treatment with the Building Department.
How long does an ADU building permit take in Burlington?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days. Budget the separate Pre-Building Approval step (zoning/grading/tree) at 4–6 weeks BEFORE the 10-day permit-review clock can even start — the City says delays almost always stem from missing documents or unresolved zoning questions.
Worth knowing before you apply
- Size the suite to the zone, not the house: Residential Zoning By-law 09-2026 caps a detached ARU building at 80 m² of floor area (15% of the lot area in the LN5 and LN6 zones), up to two detached units share that one building, and it must sit 4 m from the house
- The combined Pre-Building Approval (zoning + grading + tree) must clear before the permit application can go in — 4–6 weeks on its own
- Burlington's ARU Incentive Program (forgivable loans up to $95,000 for a detached unit) CLOSED to new applications October 1, 2025 — don't budget around it without confirming a successor program with the City
- Non-conforming digital drawings are refused outright, and truss details missing a P.Eng seal are a common resubmission delay
- No parking is needed for the first ARU, but a second or third unit each require one more space
Fees and timelines are estimates from Burlington's published schedules, verified July 4, 2026. Rates and processes change — always confirm current requirements with the building department before you apply.
Grants & financing in Burlington
City of Burlington — Additional Residential Unit Incentive Program (closed) — Forgivable loans of up to $95,000 for a detached ARU or $70,000 for an interior one, converting to a grant after 10 years of affordable rent, plus a one-time $15,000 grant to legalize a non-compliant unit. Closed to new applications; ask about a further round. Details →
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 garden 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 garden suite be in Burlington?
Up to 80 m² (≈860 sq ft) of floor area — more on the large lots of the LN5 and LN6 zones, where the cap is 15% of the lot. It can be up to 7 m tall with a peaked roof and must sit at least 4 m from the house. You can have up to three additional units on a lot, and two of them can be detached, as long as they share one backyard 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 Residential Zoning By-law 09-2026, §5.14 and Table 2 (in force March 2, 2026); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the municipality before you build.