Home/Modular Homes by City/Lakeshore
Serving Lakeshore — Belle River, Comber & Stoney Point (Essex County)
Modular Homes in Lakeshore, Ontario
Factory-direct modular homes and backyard suites for the Municipality of Lakeshore — Belle River, Comber, Stoney Point and the surrounding communities. Lakeshore permits an as-of-right detached ARU in most residential zones, and has run a forgivable-loan incentive for new units. Here's what the by-law allows, what it costs, and the rules that apply.
What you can build in Lakeshore
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 Lakeshore'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 Lakeshore 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? (Lakeshore lots typically allow up to ~900 sq ft)
Lakeshore caps a detached ARU at the lesser of 50% of your home’s floor area or 120 m² (≈1,292 sq ft). Detached units are not permitted as-of-right in the R1 (low-density) zone — confirm your zone. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Lakeshore address →Can you put a garden suite (ADU) in your Lakeshore backyard?
Often, yes — Lakeshore permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Municipality of Lakeshore Zoning By-law — Additional Residential Unit provisions (per the Municipality’s official ARU page):
| Max size | The lesser of 50% of your home’s floor area or 120 m² (≈1,292 sq ft) in the residential zones; up to 140 m² (≈1,507 sq ft) in the Agricultural (A) zone |
|---|---|
| Where it applies | Detached ARU as-of-right in R2, RW1, RW2, HR, CA, MU, UR and Agricultural (A). NOT permitted in the R1 (low-density residential) zone — there, only a unit inside the house or a basement unit is allowed. |
| Max height | 6.5 m (≈21 ft) and not taller than the main house — 7.5 m (≈25 ft) in the Agricultural zone |
| Setbacks | 1.5 m (≈5 ft) side & rear yard |
| Units per lot | Up to 3 residential units per property |
| Parking | 1 space per ARU (the main dwelling separately needs 2) |
| Servicing | One service connection & water meter for the main house + ARU; on a private-septic lot, a septic-capacity review is the key step |
| Conservation | Essex Region Conservation Authority (ERCA), or Lower Thames Valley Conservation Authority (LTVCA) in the eastern Comber/Tilbury area |
Grants & financing in Lakeshore
Housing Incentives Program (CIP) — Forgivable loan up to $26,000/unit (ownership) or $34,000/unit (rental) toward 100% of eligible ARU costs, plus up to $20,000 for accessibility/sustainability features (funded by the CMHC Housing Accelerator Fund). The current application window has closed — confirm whether a new intake has opened.
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 →
Lakeshore modular homes — FAQ
Can you put a garden suite (ADU) in Lakeshore?
In most cases, yes — Lakeshore permits a detached additional residential unit as-of-right in the R2, RW1, RW2, HR, CA, MU, UR and Agricultural (A) zones (up to 3 units per property). The one exception is the R1 low-density zone, where only a unit inside the house or a basement unit is allowed — so confirm your property’s zone first. A building permit is required, and on a private-septic lot a septic-capacity review is the key step.
How big can a backyard suite be in Lakeshore?
A detached ARU is capped at the lesser of 50% of your home’s floor area or 120 m² (≈1,292 sq ft) in the residential zones, or up to 140 m² (≈1,507 sq ft) in the Agricultural zone. Height is limited to 6.5 m and can’t exceed your main house. Check your address for the specifics.
Can you put a modular home in Lakeshore?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout the Municipality of Lakeshore, subject to standard zoning, conservation rules, and permits.
How much does a modular home or backyard suite cost in Lakeshore?
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 Lakeshore?
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 Municipality of Lakeshore Zoning By-law — Additional Residential Unit provisions (per the Municipality’s official ARU page); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Lakeshore before you build.