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Serving the Town of LaSalle & Essex County
Modular Homes in LaSalle, Ontario
Factory-direct modular homes and backyard suites for the Town of LaSalle — the growing riverfront town in Essex County, just south of Windsor. LaSalle's Comprehensive Zoning By-law 8600 permits a detached additional residential unit as-of-right on a fully-serviced residential lot. Here's what the by-law allows, what it costs, and the rules that apply.
What you can build in LaSalle
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 LaSalle'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 LaSalle 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? (LaSalle lots typically allow up to ~1,076 sq ft)
LaSalle caps a detached suite at 100 m² (≈1,076 sq ft), or no larger than your main house, whichever is smaller — up to 6.5 m tall, one per lot. Full municipal water & sewer are required (no private well+septic), which most of LaSalle’s urban area already has. Lots near the Detroit River or Turkey Creek may have an ERCA floodplain overlay — enter your address for the specifics. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact LaSalle address →Can you put a garden suite (ADU) in your LaSalle backyard?
Often, yes — LaSalle permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Town of LaSalle Comprehensive Zoning By-law 8600, §3.1 — Additional Residential Units (added as-of-right by By-law 8870):
| Max size | Up to 100 m² (≈1,076 sq ft) of gross floor area, or no larger than your main house, whichever is smaller |
|---|---|
| Max height | 6.5 m (≈21 ft) for an accessory building containing the suite |
| Setbacks | 1.5 m (≈5 ft) from the rear and interior side lot lines · 3.0 m (≈10 ft) from the exterior side lot line (urban area) · 0.6 m from a rear laneway where the suite is above an at-grade garage. Not permitted in the front yard |
| Units per lot | One detached suite per lot (or up to two attached units inside the home) — not permitted where two additional units already exist |
| Parking | A maximum of one space for all additional units on the lot (tandem allowed) |
| Servicing | Full municipal water AND sewer required — a detached suite is not permitted on a private well & septic. Most of LaSalle’s urban residential area is fully serviced |
| Where allowed | As-of-right with a single-detached, semi-detached, duplex or street-townhouse dwelling in the residential zones — not in the commercial or industrial zones |
| Conservation | Essex Region Conservation Authority (ERCA) — lots near the Detroit River shoreline, the Turkey Creek floodplain, or a mapped Floodway (F) zone need an ERCA permit |
Getting your building permit in LaSalle
An eligible lot still needs a building permit before anything is delivered. Here's how LaSalle's process actually works — verified against the LaSalle building department's own pages.
How do you apply for an ADU building permit in LaSalle?
Through Town of LaSalle — Department of Development & Strategic Initiatives (Building Division). Submit the permit application package to the LaSalle Building Division; confirm the current submission method (online / email / in-person) and current-year fees before applying (Building Division 519-969-7770 x1245). Electrical is a separate permit through the Electrical Safety Authority (1-877-372-7233). LaSalle's building-permit page ↗
- Confirm zoning first — a detached additional residential unit is as-of-right (By-law 8600 §3.1) but requires FULL municipal water + sanitary sewer, so a private-septic lot doesn't qualify
- Retain a qualified BCIN designer for the Ontario Building Code Part 9 construction drawings + an SB-12 energy-efficiency compliance sheet
- Have a lot grading plan prepared and approved by Public Works
- If the lot is near the Detroit River shoreline, Turkey Creek, or a mapped Floodway (F) / Schedule B flood area, obtain an Essex Region Conservation Authority (ERCA) approval
- Submit the permit application (application form + designer information + SB-12 + drawings) with the $3,800 indemnity fee deposit
- Respond to any plan-review comments, pay all fees, then book building inspections (519-969-7770 x1245) and a separate ESA electrical inspection
What does a LaSalle ADU permit application need?
- Permit application form + Designer Information + SB-12 compliance sheet
- Site plan, foundation plan, floor plan, elevations, and section/detail drawings (to the scales in the Town's checklist)
- Lot grading plan approved by Public Works
- Engineering design where required
- ERCA approval where the lot is in a regulated floodplain/shoreline area
- $3,800 indemnity fee deposit at submission
How much does an ADU building permit cost in LaSalle?
Estimate for a ~1,000 sq ft detached suite: roughly $1,250 for the building permit ($1.25/sq ft of living space) plus about $307 plumbing, $98 heating, a $600 water permit, an $833 sewer connection, and a $328 administration fee — on the order of $3,400 in fees, plus refundable deposits ($3,800 indemnity + $2,300 Public Works + $1,500 Building Division) and HST where applicable. Figures from LaSalle's New Residential Permits fee checklist (effective January 1, 2025) — confirm current-year figures with the Building Division. The big saving: a qualifying ADU is EXEMPT from the ~$27,775 development charge that a new house pays (see below).
| Building permit — living space | $1.25 per sq ft of living space (a ~1,000 sq ft suite ≈ $1,250) (New Residential Permits fee checklist, eff. Jan 1 2025) |
|---|---|
| Plumbing / heating | $307.06 plumbing permit + $98.48 heating permit |
| Water & sewer connection | $600.00 water permit (3/4" line) + $832.81 sewer connection fee (a serviced-lot requirement, since a detached suite must be on full municipal services) |
| Administration + Public Works | $327.76 administration fee + a $200 Public Works fee; a $100 driveway fee where applicable |
| Refundable deposits | $3,800 indemnity fee deposit (at submission) + $2,300 Public Works deposit + $1,500 Building Division deposit — refundable, but needed up front |
The big number on a new-house permit is the development charge — $27,775 (urban) / $24,747 (rural) impost + a $1,230 education development charge + $2,800 parkland dedication. Under the Development Charges Act as amended by Bill 23, a qualifying additional residential unit ancillary to the principal dwelling is EXEMPT from municipal development charges — so an ADU avoids roughly $27,775 that a new dwelling pays. Confirm the exemption for your specific project with the Building Division.
How long does an ADU building permit take in LaSalle?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days. A detached additional residential unit is OBC Part 9 (house class), so the legislated review window is 10 business days for a complete application; a lot in an ERCA regulated area needs that approval first, which adds time.
Worth knowing before you apply
- A detached suite must be on FULL municipal water + sewer (§3.1) — budget the $600 water permit + $832.81 sewer connection, and note a private-septic lot isn't eligible as-of-right
- The biggest cost swing: a new house pays a ~$27,775 development charge, but a qualifying ADU is EXEMPT under Bill 23 — a major saving, so make sure the exemption is applied
- Budget the refundable deposits up front — $3,800 indemnity + $2,300 Public Works + $1,500 Building Division
- Electrical is a separate permit through the Electrical Safety Authority (1-877-372-7233), not the Town
- A lot near the Detroit River, Turkey Creek, or a mapped Floodway (F) / Schedule B flood area needs an Essex Region Conservation Authority (ERCA) approval before the building permit
- Fees are from the January 1, 2025 checklist and may vary — confirm current-year figures with the Building Division (519-969-7770 x1245)
Fees and timelines are estimates from LaSalle's published schedules, verified July 8, 2026. Rates and processes change — always confirm current requirements with the building department before you apply.
Grants & financing in LaSalle
Development-charge relief for additional units — Under the Development Charges Act (Bill 23), a qualifying additional residential unit ancillary to your home is generally exempt from municipal development charges — confirm the current treatment with the Town for your project.
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 →
LaSalle modular homes — FAQ
Can you build a garden suite / ADU in LaSalle?
Yes. LaSalle’s Zoning By-law 8600 (§3.1) permits a detached additional residential unit as-of-right on a fully-serviced residential lot with a single-detached, semi-detached, duplex or street-townhouse dwelling — subject to the size, height and setback rules and a building permit. Full municipal water and sewer are required.
How big can a backyard suite be in LaSalle?
A detached suite is capped at 100 m² (≈1,076 sq ft), or no larger than your main house, whichever is smaller, and up to 6.5 m tall. One detached suite is allowed per lot. Enter your address for the specifics, including any ERCA floodplain overlay.
Can you build an ADU on well and septic in LaSalle?
No — LaSalle requires full municipal sanitary sewer and water for a detached additional residential unit (§3.1), so a private well+septic lot isn’t eligible as-of-right. Most of LaSalle’s urban residential area is on full municipal services, so town lots typically qualify.
Can you put a modular home in LaSalle, Ontario?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout LaSalle — as the principal dwelling or, on a serviced lot, as an additional residential unit.
How much does a modular home or backyard suite cost in LaSalle?
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 LaSalle?
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 LaSalle Comprehensive Zoning By-law 8600, §3.1 — Additional Residential Units (added as-of-right by By-law 8870); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of LaSalle before you build.