Home/Modular Homes by City/Kingston
Serving Kingston & Eastern Ontario
Modular Homes in Kingston, Ontario
Factory-direct modular homes and backyard suites for Kingston and Eastern Ontario. Here's what Kingston's accessory-house rules allow in your backyard, what it costs, and the by-law that applies.
What you can build in Kingston
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 Kingston'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 Kingston 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? (Kingston lots typically allow up to ~900 sq ft)
Kingston has no fixed floor-area cap — a detached “accessory house” is governed by the 10% accessory-coverage limit. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Kingston address →Can you put a garden suite (ADU) in your Kingston backyard?
Often, yes — Kingston permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from City of Kingston Zoning By-law 2022-62 §4.29 (Accessory Houses — Urban) and §4.30 (Rural Units):
| Max size | No fixed floor-area cap — governed by the 10% accessory-building coverage limit |
|---|---|
| Max height | 4.6 m (≈15 ft) |
| Setbacks | 1.2 m (≈4 ft) rear & interior side |
| Parking | None required |
| Shoreline | 30 m (≈98 ft) from the high-water mark on waterfront lots |
| Servicing | Municipal services in the urban area; private well & septic permitted on rural lots |
| Conservation | Cataraqui Region Conservation Authority (CRCA) near watercourses or hazard lands |
Grants & financing in Kingston
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 →
Kingston modular homes — FAQ
Can you put a garden suite in Kingston?
Yes. Kingston permits a detached “accessory house” in the urban area (and rural additional units), subject to the coverage, height, and setback rules and a building permit.
How big can a garden suite be in Kingston?
There is no fixed floor-area cap — the size is governed by the 10% accessory-coverage limit. Check your address for the practical number.
Can you put a modular home in Kingston?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Kingston, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Kingston?
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 Kingston?
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 Kingston Zoning By-law 2022-62 §4.29 (Accessory Houses — Urban) and §4.30 (Rural Units); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Kingston before you build.