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Serving the Township of King & York Region
Modular Homes & Garden Suites in King, Ontario
Factory-direct modular homes and backyard suites for King Township (King City, Schomberg, Nobleton) and York Region. Here's what King's additional-residential-unit by-law allows in your backyard, what it costs, and the rules that apply.
What you can build in King
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 King'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 King 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? (King lots typically allow up to ~750 sq ft)
King caps a detached suite at the lesser of 85 m² (≈915 sq ft) or 50% of your home — and bars ARUs in Oak Ridges Moraine protection zones. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact King address →Can you put a garden suite (ADU) in your King backyard?
Often, yes — King permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Township of King Zoning By-laws (2022-053 Countryside/Rural/ORM and the urban-area by-laws):
| Max size | The lesser of 85 m² (≈915 sq ft) or 50% of your home’s gross floor area |
|---|---|
| Max height | Per the Township Zoning By-laws — confirm the exact figure for your lot |
| Units per lot | Up to 2 ARUs — one inside the main home plus one detached |
| Parking | 1 space per ARU |
| Restrictions | Prohibited in Oak Ridges Moraine Feature Protection (ORF) and Natural Core & Linkage (ORL) zones — much of King is on the Moraine |
| Servicing | Municipal services or a private well/septic |
| Conservation | Toronto and Region (TRCA) in the south; Lake Simcoe Region (LSRCA) in the north |
Check your specific King 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 King, and the models that fit →
King's by-law is verified in our checker, so you can check if a garden suite is allowed at your King address in about a minute.
A garden suite on a well and septic in King
Can I add a garden suite on a septic system in King?
Yes, if your septic system can carry the house and the suite together. A garden suite with a kitchen and bathroom adds a new source of sewage, so a qualified septic designer checks the combined load before you order. If the system has room, the suite can connect to it; if not, it may need to be altered, expanded or replaced.
In King: The septic check has to be in writing (a septic capacity letter) before the building permit is issued.
Who approves septic systems in King?
The Township of King Building Division approves septic systems itself, so the septic review and the building permit both go through the municipality.
Township of King Building Division: septic permits ↗ · 905-833-5321
What to gather, and why even a small suite needs the check: our guide to garden suites on a septic system →
From Township of King Building Division’s own page, checked October 24, 2026. Confirm with them before you apply.
Grants & financing in King
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 →
King modular homes — FAQ
Can you put a garden suite in King Township?
Yes — on most residential lots with a house, with a building permit. Note that ARUs are prohibited in the Oak Ridges Moraine protection zones (ORF and ORL), which cover much of the Township.
How big can a garden suite be in King?
A detached suite is capped at the lesser of 85 m² (≈915 sq ft) or 50% of your home’s gross floor area. Check your address for the specifics.
Can you put a modular home in King Township?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout King, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in King Township?
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 King Township?
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 King Zoning By-laws (2022-053 Countryside/Rural/ORM and the urban-area by-laws); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the municipality before you build.