Home/Modular Homes by City/Cambridge
Serving Cambridge & Waterloo Region
Modular Homes in Cambridge, Ontario
Factory-direct modular homes and backyard suites for Cambridge and Waterloo Region. Here's what Cambridge's new additional-residential-unit by-law allows in your backyard, what it costs, and the rules that apply.
What you can build in Cambridge
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 Cambridge'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 Cambridge 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? (Cambridge lots typically allow up to ~900 sq ft)
Cambridge caps a detached suite at the lesser of 100 m² (≈1,076 sq ft) or 15% lot coverage. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Cambridge address →Can you put a garden suite (ADU) in your Cambridge backyard?
Often, yes — Cambridge permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from City of Cambridge Zoning By-law 26-007 §4.19 (Additional Residential Units), in force after February 3 2026:
| Max size | The lesser of 100 m² (≈1,076 sq ft) or 15% lot coverage |
|---|---|
| Max height | 4.5 m (≈15 ft) — up to 6.0 m (≈20 ft) where the lot has ≥21 m (≈69 ft) frontage or lane access |
| Setbacks | 1.2 m (≈4 ft) side · 1.2 m (≈4 ft) rear (0.6 m / ≈2 ft with lane access) · 4.5 m (≈15 ft) separation from the main house |
| Units per lot | Up to 2 ARUs — at most one detached — on single-detached, semi, or street-townhouse lots (RR/R1/R2/R3) |
| Parking | 1 space per ARU |
| Servicing | Connect to municipal water & sewer where available; private servicing only where municipal is genuinely unavailable and capacity is proven |
| Conservation | Grand River Conservation Authority (GRCA); not permitted in the Floodway or any Floodplain Overlay |
Grants & financing in Cambridge
Cambridge ADU Grant — Up to $10,000 toward eligible costs. Neither the City nor the Region collects development charges on ARUs.
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 →
Cambridge modular homes — FAQ
Can you put a garden suite in Cambridge?
Yes. Cambridge permits up to two additional residential units (at most one detached) on lots with a single-detached, semi, or street-townhouse home in the RR/R1/R2/R3 zones — subject to the size, height, and setback rules and a building permit.
How big can a garden suite be in Cambridge?
A detached ARU is capped at the lesser of 100 m² (≈1,076 sq ft) or 15% lot coverage. Check your address for the exact number.
Can you put a modular home in Cambridge?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Cambridge, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Cambridge?
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 Cambridge?
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 Cambridge Zoning By-law 26-007 §4.19 (Additional Residential Units), in force after February 3 2026; verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Cambridge before you build.