Home/Modular Homes by City/Midland
Serving Midland & Simcoe County
Modular Homes in Midland, Ontario
Factory-direct modular homes and backyard suites for Midland and Simcoe County. Here's what Midland's additional-dwelling-unit rules allow in your backyard, what it costs, and the by-law that applies.
What you can build in Midland
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 Midland'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 Midland 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? (Midland lots typically allow up to ~860 sq ft)
Midland caps a detached suite at 80 m² (≈860 sq ft). Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Midland address →Can you put a garden suite (ADU) in your Midland backyard?
Often, yes — Midland permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Town of Midland Zoning By-law 2004-90 §3.38 (consolidated to July 2025):
| Max size | 80 m² (≈860 sq ft) for a detached suite |
|---|---|
| Parking | None required for the suite |
| Servicing | Municipal services, or private septic where capacity is confirmed |
| Conservation | Severn Sound watershed — confirm shoreline/wetland requirements with the Town near the bay |
Grants & financing in Midland
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 →
Midland modular homes — FAQ
Can you put a garden suite in Midland?
Yes. Midland permits a detached additional dwelling unit on most residential lots — subject to the size rules and a building permit.
How big can a garden suite be in Midland?
A detached suite is capped at 80 m² (≈860 sq ft), with no parking space required. Check your address for the specifics.
Can you put a modular home in Midland?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Midland, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Midland?
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 Midland?
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 Midland Zoning By-law 2004-90 §3.38 (consolidated to July 2025); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Midland before you build.