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Serving the Township of King & York Region
Modular Homes 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 |
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 backyard 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 backyard 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 City of King before you build.