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Serving the Township of Edwardsburgh Cardinal (Leeds & Grenville)
Modular Homes & Garden Suites in Edwardsburgh Cardinal, Ontario
Factory-direct modular homes and backyard suites for the Township of Edwardsburgh Cardinal — Spencerville, Cardinal, Johnstown, Ventnor, Shanly, Pittston and the rural concessions between Highway 416 and the St. Lawrence. The Township's Zoning By-law 2022-37 allows a garden suite — what planners call an additional residential unit, or ADU — in a separate building in your yard on any lot where a house is permitted, rural lots on well and septic included. Here's what the by-law allows, what it costs, and the rules that apply.
What you can build in Edwardsburgh Cardinal
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 Edwardsburgh Cardinal'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 Edwardsburgh Cardinal 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? (Edwardsburgh Cardinal lots typically allow up to no fixed cap)
Edwardsburgh Cardinal sets no square-metre cap on a backyard suite — your zone decides. In the village residential zones (R1, R2, R3, RH) it is one storey and 5.5 m (≈18 ft) tall, and all accessory buildings together may cover 10% of the lot: about 46 m² (≈500 sq ft) of footprint on the smallest serviced village lot of 465 m² (≈5,005 sq ft), shared with any garage or shed, and far more on a typical 0.4 ha (≈1 acre) lot on well and septic. On Rural and Agriculture land it can be a full-height building, limited only by the 20% coverage cap on everything on the lot. Enter your address for the specifics. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Edwardsburgh Cardinal address →Can you put a garden suite (ADU) in your Edwardsburgh Cardinal backyard?
Yes, on most lots — Edwardsburgh Cardinal permits a detached additional residential unit wherever a house is permitted, in the villages and on rural lots on well and septic alike. The specifics, from Township of Edwardsburgh Cardinal Zoning By-law 2022-37, §4.1 — Additional Residential Units, with §3.1 — Accessory Uses (November 2024 consolidation):
| Max size | No square-metre cap — the suite is an accessory building, so your zone's limits decide (§4.1.5, §3.1). In the residential zones (R1, R2, R3, RH) all accessory buildings together may cover at most 10% of the lot: about 46 m² (≈500 sq ft) of footprint on the smallest serviced village lot of 465 m² (≈5,005 sq ft), and up to 400 m² (≈4,300 sq ft) on a 0.4 ha (≈1 acre) lot on well and septic. In the Rural (RU) and Agriculture (A) zones everything on the lot together may cover 20% — about 800 m² (≈8,600 sq ft) on a 0.4 ha lot, house included. |
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| Where it goes | Any lot where a single, semi-detached or townhouse dwelling is permitted — the Rural, Agriculture, Hamlet Residential, R1, R2 and R3 zones, and the Main Street Commercial / Residential zone (§4.1). On well and septic you can have one unit in or on the house AND one in a separate building (§4.1.1); in the Village of Cardinal on full water and sewer it's two in the house, or one in and one out (§4.1.2). Not in the Limited Services Residential (RLS) zone on private roads along the St. Lawrence (§6.5.3.2). |
| Height | Residential zones: 5.5 m (≈18 ft) and one storey (§3.1.6). Rural and Agriculture zones: the house limit of 10 m (≈33 ft) applies (§3.1.7), so a two-storey suite is possible there. |
| Setbacks | At least 2 m (≈6.5 ft) from the house and every other building (§3.1.4). It may sit in a required interior side or rear yard as close as 1 m (≈3.3 ft) from the lot line inside a village's Settlement Policy Area, or 3 m (≈10 ft) elsewhere (§3.1.6), and keeps the zone's front yard (7.5 m / ≈25 ft on Rural land). Every building and septic system stays 30 m (≈98 ft) back from a lake, river, creek, canal or municipal drain (§3.25.2). |
| Servicing — one well, one septic | The suite must connect to the SAME well and septic system as the house — it can't have its own (§4.1.6). Before a building permit you must show the well gives enough safe water and the septic can carry both homes (§4.1.1(c)). South Nation Conservation, not the Township, issues septic permits here, and the septic usually decides where the suite can go. |
| Road access | The lot needs driveway access from an "improved street" — a Township, County or provincial road maintained year-round (§4.1.3). Lots on private roads and private rights-of-way don't qualify. |
| Parking | One space for the suite on top of the house's own, and tandem (one-behind-the-other) parking is allowed (§4.1.7). |
| Conservation | South Nation Conservation covers the whole Township. No new building in the Flood Plain Hazard Overlay without SNC's written approval (§5.7.1), and a lot near a wetland or watercourse needs an SNC permit too. Stay 120 m (≈394 ft) from a provincially significant wetland unless an Environmental Impact Study supports less (§3.16). |
Check your specific Edwardsburgh Cardinal 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 Edwardsburgh Cardinal, and the models that fit →
Edwardsburgh Cardinal's by-law is verified in our checker, so you can check if a garden suite is allowed at your Edwardsburgh Cardinal address in about a minute.
Getting your building permit in Edwardsburgh Cardinal
An eligible lot still needs a building permit before anything is delivered. Here's how Edwardsburgh Cardinal's process actually works — verified against the Edwardsburgh Cardinal building department's own pages.
How do you apply for an ADU building permit in Edwardsburgh Cardinal?
Through CGIS online permit application (Township of Edwardsburgh Cardinal) (application portal ↗). Apply online through the Township's CGIS permit portal and pay the $115 base fee online, or mail or drop off the provincial Application for a Permit to Construct or Demolish with the $115 base fee at the Township Office (18 Centre Street, Spencerville). The rest of the permit fee, and any performance deposit, is due when the permit is ready. The Township recommends a pre-consultation first: Building Department 613-658-3055 ext. 102. On a lot with well and septic, the South Nation Conservation septic permit is part of the application, so start with SNC. Edwardsburgh Cardinal's building-permit page ↗
- Book a pre-consultation with the Building Department (613-658-3055 ext. 102) — the Township uses it to tell you which approvals and documents your project needs
- Confirm zoning — under Zoning By-law 2022-37 §4.1 a detached additional residential unit is permitted wherever a house is, provided the lot has driveway access from a year-round public road (§4.1.3); for zoning questions call the Township's land use planner (613-803-8342)
- On well and septic, show that the well gives enough safe water and the septic can carry the house plus the unit (§4.1.1(c)) — the unit must share the house's systems (§4.1.6) — and apply to South Nation Conservation for the septic permit where the system has to be altered or replaced
- Where the lot is near a wetland, watercourse or the St. Lawrence flood plain, get South Nation Conservation's approval or permit for building in a regulated area
- Have a qualified designer prepare Ontario Building Code drawings, the site plan, the lot grading plan, the energy efficiency design summary and HVAC plans
- Submit through the CGIS portal (or by mail or in person) with the $115 base fee; pay the balance and any performance deposit when the permit is ready
- Post the permit on site and book the inspections it lists by email or at 289-387-1000; the deposit is refunded after the occupancy permit
What does an ADU permit application in Edwardsburgh Cardinal need?
- Application for a Permit to Construct or Demolish (the provincial form), with the $115 base fee
- Proof of ownership — a copy of the deed or tax bill
- Drawings, specifications and documents showing Ontario Building Code compliance (stamped engineered drawings where required)
- Site plan with lot lines, building locations and setbacks, the well and septic, and any nearby farm buildings
- Lot grading plan
- South Nation Conservation septic permit (private services) or a Township water/wastewater permit (municipal services)
- Energy Efficiency Design Summary and HVAC plans prepared by a designer
- Entrance permit application if a new or changed driveway onto a Township road is needed, and a civic address (911) sign application
How much does an ADU building permit cost in Edwardsburgh Cardinal?
Estimate: under the Township's fee schedule (Building By-law 2012-05, Schedule "B" as replaced by By-law 2023-32, in force June 1, 2023), new residential construction is a $115 base fee plus $1.35 per square foot, so a roughly 600 sq ft one-storey backyard suite works out to about $925, plus a $1,000 performance deposit that is refunded after occupancy. On well and septic, budget for a South Nation Conservation septic permit if the system has to be enlarged or replaced: $859 for a standard Class 4 system under SNC's 2026 schedule ($968 for a system that needs annual maintenance). These are estimates from the published schedules; the schedule doesn't name a category for a detached additional unit, so confirm the category and total with the Building Department (613-658-3055) before you budget.
| Building permit — residential construction (Schedule "B", category 1) | $115 base fee + $1.35 per sq ft ($0.90 per sq ft for second and additional floors) — about $925 for a 600 sq ft one-storey suite. The $115 is due at application and is non-refundable if the application is abandoned for six months. |
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| Performance deposit (Schedule "B", note 3) | $1,000 for new residential construction, by certified cheque, letter of credit or cash — refunded after the occupancy permit is issued |
| Septic permit — South Nation Conservation (2026 schedule) | Class 4 tank and leaching bed under 4,000 L/day: $859, or $968 for a system needing annual maintenance. Treatment-unit-only alterations run $448. SNC decides whether the house's existing system can take the unit. |
| SNC permit for building in a regulated area — only if the lot is in one | $685 for a building over 20 m² up to 100 m² (about 215 to 1,075 sq ft), under SNC's 2026 schedule |
| Entrance permit — only for a new or changed driveway onto a Township road | $1,100 installation for a standard residential culvert entrance + $100 administration fee; the installation fee is refunded if no culvert is needed. County-road entrances go to the United Counties of Leeds & Grenville. |
| Starting work before the permit | Non-refundable surcharge of 50% of the regular permit fee, up to $10,000 (Building By-law 2012-05 §28.1) |
The Development Charges Act exempts one residential unit in a building ancillary to a detached, semi-detached or row house, on any parcel, rural included (s. 2(3.2)–(3.3), para. 3) — so a qualifying backyard suite should pay no development charges. We did not review a Township development-charges by-law; if you're quoted a charge, check it against the Act.
How long does an ADU building permit take in Edwardsburgh Cardinal?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days. A detached backyard suite is a house-class (Ontario Building Code Part 9) permit, so the legislated review window is 10 business days once the application is complete. The Township publishes no typical turnaround. Add lead time on well and septic for the South Nation Conservation septic permit and the water and septic capacity demonstration, which come before the building permit, and for any SNC regulated-area permit.
Registration: No separate registration of additional residential units was found for Edwardsburgh Cardinal — the building permit is the approval. A new dwelling may need a civic address (911) sign; confirm both with the Township.
Worth knowing before you apply
- One well, one septic: the unit must connect to the house's own well and septic (§4.1.6), and you must demonstrate water quality and quantity and septic capacity before the building permit (§4.1.1(c)) — budget for a water test, a flow test and possibly a bigger septic bed
- South Nation Conservation, not the Township, issues septic permits in Edwardsburgh Cardinal — talk to SNC early, because the septic usually decides where the unit can go
- The lot needs driveway access from a year-round public road (§4.1.3) — lots on private roads and rights-of-way, zoned Limited Services Residential (RLS) along the St. Lawrence, can't add a second unit without a rezoning
- The fee schedule has no line for a detached additional unit; we've estimated it at the residential construction rate ($1.35 per sq ft), not the storage-building rate ($0.45) — confirm with the Building Department
- Ask for an "additional residential unit", not a "garden suite": in this Township's by-law a garden suite is a temporary, portable home approved by a temporary-use by-law
- Starting work before the permit costs a non-refundable surcharge of half the permit fee, up to $10,000 (Building By-law §28.1)
- Electrical work needs a separate permit from the Electrical Safety Authority, not the Township
Fees and timelines are estimates from Edwardsburgh Cardinal's published schedules, verified October 19, 2026. Rates and processes change — always confirm current requirements with the building department before you apply.
Grants & financing in Edwardsburgh Cardinal
United Counties of Leeds and Grenville — Landlord Secondary Suite Program (confirm status) — Leeds and Grenville lends small landlords — people who already own and rent between one and ten units — up to $50,000, forgiven after 10 years, to add a secondary or garden suite to a rental property and rent it at an affordable rent; it does not cover a suite beside the home you live in. Details →
United Counties of Leeds and Grenville — OPHI Homeowner Secondary Suite Program (closed) — Leeds and Grenville lent homeowners up to $25,000, forgiven over 15 years, to build a secondary or garden suite at their own home and rent it at an affordable rent; the Counties say this funding is exhausted and no more is expected. 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 →
Edwardsburgh Cardinal modular homes — FAQ
Can you build a garden suite / ADU in Edwardsburgh Cardinal, Spencerville or Cardinal?
Yes. Zoning By-law 2022-37 §4.1 allows up to two additional residential units on any lot where a single, semi-detached or townhouse dwelling is permitted, "notwithstanding any provisions of this By-law to the contrary" — that overrides the rural zones' one-dwelling-per-lot line. On well and septic one of the two can be in a separate building in your yard; in the Village of Cardinal on full services, one inside and one outside also works. The exceptions are the Limited Services Residential (RLS) zone on private roads along the St. Lawrence, and a few exception zones such as R1-2 in Spencerville.
How big can a garden suite be in Edwardsburgh Cardinal?
There's no square-metre cap — the zone decides. In the village residential zones the suite is one storey and 5.5 m (≈18 ft) tall, and all accessory buildings together may cover 10% of the lot: about 46 m² (≈500 sq ft) of footprint on the smallest serviced lot of 465 m² (≈5,005 sq ft), and far more on a 0.4 ha (≈1 acre) lot. On Rural and Agriculture land it can reach the 10 m (≈33 ft) house height, and everything on the lot together may cover 20%.
Can you build an ADU on well and septic in Edwardsburgh Cardinal?
Yes — that's most of the Township. The catch is that the suite must share the house's well and septic system; it can't have its own (§4.1.6). Before the building permit you have to show the Township that the well delivers enough safe water and the septic can handle both homes (§4.1.1(c)), which usually means a water test, a flow test and often an upgraded septic bed. South Nation Conservation issues the septic permit, so start there.
Is a "garden suite" the same thing at the Township office?
Not quite. In Edwardsburgh Cardinal's by-law a "garden suite" is a portable, temporary home approved for a set time by a temporary-use by-law — a slower route. The permanent backyard home is an "additional residential unit" under §4.1, and that's the one to ask for.
Can you put a modular home in Edwardsburgh Cardinal, Ontario?
Yes. On land you own, a CSA A277 modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout the Township — as the main house, or as the additional residential unit in your yard. A CSA Z240 mobile home is a different thing: the by-law limits it to the farm dwelling on an operating farm of at least 40 ha (§4.7).
How much does a modular home or backyard suite cost in Edwardsburgh Cardinal?
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 Edwardsburgh Cardinal?
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 Township of Edwardsburgh Cardinal Zoning By-law 2022-37, §4.1 — Additional Residential Units, with §3.1 — Accessory Uses (November 2024 consolidation); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the municipality before you build.