Home/Modular Homes by City/London
Serving London & southwestern Ontario
Modular Homes in London, Ontario
Factory-direct modular homes and backyard suites for London. London ties an additional residential unit's size to your own home — here's what's allowed, what it costs, and the by-law that applies.
What you can build in London
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 London'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 London 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? (London lots typically allow up to ~700 sq ft)
London sizes a detached suite to your home — each unit can be up to 80% of your dwelling’s floor area (no fixed m² cap). Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact London address →Can you put a garden suite (ADU) in your London backyard?
Often, yes — London permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from City of London Zoning By-law Z.-1 §4.37 (Additional Residential Units), as amended:
| Max size | No fixed m² cap — each unit may be up to 80% of your home’s gross floor area (minimum 17.5 m² / ≈188 sq ft). |
|---|---|
| Max height | 6.0 m (≈20 ft) for a detached unit |
| Setbacks | 3.0 m (≈10 ft) rear; interior side the greater of the zone’s requirement or 1.2 m (≈4 ft). Rear or interior side yard only — never the front. |
| Units per lot | Up to 3 additional units (4 dwellings total); up to 2 may be detached |
| Parking | None required |
| Servicing | Municipal water & sewer — no private septic for a detached unit |
| Conservation | Upper Thames River Conservation Authority (UTRCA); Kettle Creek & Lower Thames Valley CAs on the City’s edges |
Grants & financing in London
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 →
London modular homes — FAQ
Can you put an ADU in London, Ontario?
Yes. London permits up to three additional residential units on most residential lots (four dwellings total), with up to two of them detached — subject to size, height, and setback rules and a building permit.
How big can a backyard unit be in London?
London doesn’t set a fixed square-footage cap — instead, each unit can be up to 80% of your home’s gross floor area (minimum 17.5 m² / ≈188 sq ft). A larger house allows a larger suite. Check your address for the specifics.
Can you put a modular home in London?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout London, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in London?
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 London?
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 London Zoning By-law Z.-1 §4.37 (Additional Residential Units), as amended; verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of London before you build.