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Serving the Town of Ingersoll & Oxford County
Modular Homes & Garden Suites in Ingersoll, Ontario
Factory-direct modular homes and backyard garden suites for the Town of Ingersoll. Ingersoll's Zoning By-law 04-4160 allows up to two additional residential units per lot (planners call them ADUs, additional dwelling units), and one of them can be a garden suite in its own building in the backyard. The size rule is the one to work out first: it's the smallest of three limits, and on most Ingersoll lots the 10%-of-lot limit decides. Here's what the by-law allows and how to work out your own figure.
What you can build in Ingersoll
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 Ingersoll'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 Ingersoll 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? (Ingersoll lots typically allow up to ~480 sq ft)
Ingersoll sizes a garden suite by the smallest of three limits: 50% of your home's finished living space, 100 m² (≈1,076 sq ft), and 10% of your lot for all accessory buildings together. On a 450 m² (≈4,840 sq ft) lot the 10% limit is about 45 m² (≈484 sq ft), which is what these models are framed on. Enter your address for the rules on your lot. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Ingersoll address →Can you put a garden suite (ADU) in your Ingersoll backyard?
Yes, beside a single detached, semi-detached or street-townhouse home in the R1, R2, R3 and Entrepreneurial (EC) zones, on municipal water and sewer. The specifics, from Town of Ingersoll Zoning By-law 04-4160, §5.35.2 Additional Residential Units / Table 5.35.2.3 (added by By-law 24-5318) and §5.1.1.4 / Table 5.1.1.4 Accessory Uses:
| ⚠️ Max size: the smallest of three | (1) All additional units on the lot together: no more than 50% of your home's dwelling unit area, its finished living space (an unfinished basement, garage or porch doesn't count). (2) No more than 100 m² (≈1,076 sq ft) in total. (3) All accessory buildings together, garage and sheds included, can cover no more than 10% of the lot or 100 m², whichever is less; one shed up to 15 m² can be left out. A 450 m² (≈4,840 sq ft) lot allows about 45 m² (≈484 sq ft); the full 100 m² needs a 1,000 m² lot and a house with 200 m² of living space. |
|---|---|
| How many units | Up to 2 additional units per lot, and only one of them in a detached building. The main home must be a single detached, semi-detached or street-townhouse dwelling in the R1, R2, R3 or EC zone. |
| Height & setbacks | Up to 5.0 m (≈16 ft) tall, so plan on one storey. At least 1.2 m (≈4 ft) from the side and rear lot lines and 1.2 m from the house, in any yard except the required front yard or exterior side yard. |
| Parking & access | One parking space for the suite, which can be tandem in the driveway. A hard-surfaced path at least 0.9 m (≈3 ft) wide, clear to 2.3 m high, must run from the front lot line to the suite’s entrance. |
| Servicing | Municipal water and sewer only, and Oxford County must confirm there is capacity. A garden suite is not allowed on a lot with a private well or septic system. |
| Not on these lots | A lot that already has a temporary garden suite, a converted dwelling, a duplex, a boarding or lodging house, a group home, a mobile home or a bed and breakfast. |
| Conservation | Upper Thames River Conservation Authority (UTRCA). On a lot with flood or erosion hazards, UTRCA must clear or approve the suite first. |
| South-west boundary lands | Lots in the area the Town took over from South-West Oxford in 2021 may still be under the Township's zoning by-law until the Town finishes rezoning them. Ask Oxford County Community Planning (planning@oxfordcounty.ca) which by-law applies. |
Check your specific Ingersoll 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 Ingersoll, and the models that fit →
Ingersoll's by-law is verified in our checker, so you can check if a garden suite is allowed at your Ingersoll address in about a minute.
Getting your building permit in Ingersoll
An eligible lot still needs a building permit before anything is delivered. Here's how Ingersoll's process actually works — verified against the Ingersoll building department's own pages.
How do you apply for an ADU building permit in Ingersoll?
Through Cloudpermit (application portal ↗). The Town takes building permit applications through Cloudpermit. Staff review the application for completeness, send comments and an invoice by email, and accept payment by cash, debit or cheque (cash in person only). Questions go to the Building Department at building@ingersoll.ca or 519-485-0120 ext. 6265. Ingersoll's building-permit page ↗
- Confirm your lot's zone and size rule first: a garden suite needs the R1, R2, R3 or EC zone, municipal water and sewer, and its size is the smallest of 50% of your home's living space, 100 m² and 10% of your lot for all accessory buildings
- If the lot has flood or erosion hazards, get clearance or approval from the Upper Thames River Conservation Authority first
- Register or log in to Cloudpermit, choose Ingersoll, find your property and start a building permit application
- Complete the Application for a Permit to Construct or Demolish and the designer information (Schedule 1), and upload your site plan and drawings
- Staff check the application for completeness and email comments and an invoice; the fees and security deposit must be paid before it counts as complete
- Respond to plan-review comments in Cloudpermit; the permit issues once review is satisfied and fees are paid
- Book inspections through Cloudpermit as work proceeds, through to final inspection
What does an ADU permit application in Ingersoll need?
- Application for a Permit to Construct or Demolish (the Town publishes the 2026 form)
- Schedule 1 designer information, where applicable
- Legible drawings that clearly show construction details
- A fully dimensioned site plan showing every building, its distance to each property line, and full lot coverage calculations
- Owner authorization if the applicant is not the owner
- Approval from any other authority with jurisdiction, such as the Upper Thames River Conservation Authority
How much does an ADU building permit cost in Ingersoll?
Figures are ESTIMATES read from the Town's 2026 Building Permit Fee Schedule (Schedule A to By-law 23-5260), and the Town may adjust them each year with the Consumer Price Index. The schedule has no line for an additional unit; if a ~600 sq ft detached garden suite is billed on the low/medium density residential line, the estimate is a flat $2,616, plus a $1,000 security deposit. Confirm the classification and current amounts with the Building Department (519-485-0120 ext. 6265) before you budget.
| Building permit: Group C, low/medium density residential (2026) | $2,616, plus $0.83 per sq ft above 2,000 sq ft (estimate; confirm the Town bills a detached suite on this line) |
|---|---|
| Security deposit, new construction | $1,000 |
| Plumbing, standalone residential | $205 plus $26 per fixture over 4 |
| Connection to water / connection to sewer | $88 each |
| Refund if you withdraw | 80% if only administrative work was done, 70% after zoning review, 45% after plans review, 35% once issued with no inspections, less 5% per inspection; no refund under $100 (By-law 23-5260 Schedule B) |
The Development Charges Act exempts one unit in a building ancillary to a house, and Ingersoll's development charge by-law 24-5323 (s. 4(1)(d) and 4(2)) has a matching exemption: one unit in a building ancillary to a single detached, semi-detached or row-townhouse dwelling that holds no more than two units, with no other unit in an ancillary building, the suite no larger than 60% of the main unit's floor area (maximum 140 m²) and within 30 m of it. A qualifying garden suite should owe no development charges; confirm with the Building Department before you budget.
How long does an ADU building permit take in Ingersoll?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days. The Town lists 10 business days for a detached house or a building serving one, counted from the day after the application is complete; it isn't complete until the fees and deposit are paid. No separate real-world turnaround is published.
Worth knowing before you apply
- The review clock starts only once the application is complete, and the Town treats it as incomplete until all fees, including the security deposit, are paid
- Fees are invoiced by email after staff review; payment is cash, debit or cheque, and cash must be brought in, not mailed
- The building page quotes a $200 minimum permit fee while the 2026 schedule's lowest fees are $205, so ask which applies
- Fee rates may be adjusted each year by the Consumer Price Index (By-law 26-5346, from February 1, 2026)
- The development charge exemption for a detached suite has limits on size (60% of the main unit, 140 m² maximum), distance (within 30 m) and the units already on the lot
- Any Upper Thames River Conservation Authority approval must come with the application
- Inspection requests go through Cloudpermit by 3:00 p.m. the business day before
Fees and timelines are estimates from Ingersoll's published schedules, verified November 1, 2026. Rates and processes change — always confirm current requirements with the building department before you apply.
Grants & financing in Ingersoll
Oxford County — My Second Unit (closed) — An interest-free loan of up to $30,000, registered on title and fully forgiven after 10 years without default, for a second unit rented at average market rent to an income-qualified household. 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 →
Ingersoll modular homes — FAQ
Can you build a garden suite in Ingersoll, Ontario?
Yes. Ingersoll's Zoning By-law 04-4160 (§5.35.2) allows up to two additional residential units per lot, one of which can be in a detached building in the backyard. The main home must be a single detached, semi-detached or street-townhouse dwelling in the R1, R2, R3 or EC zone, and the lot must be on municipal water and sewer.
How big can a garden suite be in Ingersoll?
It's the smallest of three limits: 50% of your home's finished living space, 100 m² (≈1,076 sq ft), and 10% of your lot for all accessory buildings together. On most Ingersoll lots the 10% limit decides: a 450 m² (≈4,840 sq ft) lot allows about 45 m² (≈484 sq ft). The suite can be up to 5.0 m (≈16 ft) tall and must be at least 1.2 m from the side and rear lot lines and from the house.
Can you build a garden suite on a well and septic in Ingersoll?
No. The by-law doesn't allow an additional residential unit on a lot served by a private well or septic system, and Oxford County must confirm there is municipal water and sewer capacity for it.
Can you put a modular home in Ingersoll, Ontario?
A CSA A277 modular home set on a permanent foundation fits the by-law's definition of a single detached dwelling. The by-law excludes a mobile home (one built to be towed on its own chassis) from the definition of a dwelling, and no zone lists one, so a CSA Z240 home built on a transport frame needs the Town's confirmation before you order. The same exclusion applies to a garden suite, which must be a permanent building.
How much does a modular home or backyard suite cost in Ingersoll?
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 Ingersoll?
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 Town of Ingersoll Zoning By-law 04-4160, §5.35.2 Additional Residential Units / Table 5.35.2.3 (added by By-law 24-5318) and §5.1.1.4 / Table 5.1.1.4 Accessory Uses; verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the municipality before you build.