Home/Modular Homes by City/Hamilton
Serving Hamilton & the surrounding area
Modular Homes in Hamilton, Ontario
Factory-direct modular homes and backyard suites for Hamilton. Here's what Hamilton's additional-dwelling-unit by-law allows in your backyard, what it costs, and the rules that apply — plus one of Ontario's most generous ADU grants.
What you can build in Hamilton
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 Hamilton'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 Hamilton 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? (Hamilton lots typically allow up to ~750 sq ft)
Hamilton needs a deep yard — a detached suite must sit 7.5 m (≈25 ft) from the main house. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Hamilton address →Can you put a garden suite (ADU) in your Hamilton backyard?
Often, yes — Hamilton permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from City of Hamilton Zoning By-law No. 05-200, as amended (Bill 23 ADU provisions):
| Max size | 75 m² (≈807 sq ft); accessory buildings capped at 25% lot coverage |
|---|---|
| Max height | 6.0 m (≈20 ft) |
| Setbacks | 1.2 m (≈4 ft) rear and side; a large 7.5 m (≈25 ft) separation from the main house — the deepest in the GTA |
| Bedrooms | Maximum 2 bedrooms; no rooftop patios or balconies |
| Parking | None required |
| Servicing | Municipal water & sewer required |
| Conservation | Hamilton Conservation Authority (HCA) |
Grants & financing in Hamilton
ADU & Multi-Plex Housing Incentive — City of Hamilton direct grant — 70% of eligible costs, up to $40,000 per unit (permits issued on/after Oct 9, 2025). Confirm current intake.
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 →
Hamilton modular homes — FAQ
Can you put a backyard suite in Hamilton?
Yes — on most serviced residential lots, with a building permit. Hamilton requires a deep yard: a detached suite must sit 7.5 m (≈25 ft) from the main house.
How big can a backyard suite be in Hamilton?
Up to 75 m² (≈807 sq ft) with a maximum of two bedrooms, and accessory buildings are capped at 25% lot coverage. Check your address for the specifics.
Are there grants for a backyard suite in Hamilton?
Yes — Hamilton’s ADU & Multi-Plex Housing Incentive provides a direct grant of up to $40,000 per unit (70% of eligible costs) for permits issued on or after October 9, 2025. Confirm current intake with the City.
How much does a modular home or backyard suite cost in Hamilton?
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 Hamilton?
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 Hamilton Zoning By-law No. 05-200, as amended (Bill 23 ADU provisions); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Hamilton before you build.