Home/Modular Homes by City/Midland
Serving Midland & Simcoe County
Modular Homes & Garden Suites 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 |
Check your specific Midland address →
Garden suite, laneway suite, in-law suite, ARU, ADU — different names for the same thing: a small, self-contained home in the backyard. New to the idea? Start with prefab garden suites for Ontario — what one costs in Midland, and the models that fit →
Midland's by-law is verified in our checker, so you can check if a garden suite is allowed at your Midland address in about a minute.
A garden suite on a well and septic in Midland
Can I add a garden suite on a septic system in Midland?
Yes, if your septic system can carry the house and the suite together. A garden suite with a kitchen and bathroom adds a new source of sewage, so a qualified septic designer checks the combined load before you order. If the system has room, the suite can connect to it; if not, it may need to be altered, expanded or replaced.
In Midland: The septic check has to be in writing (a septic capacity letter) before the building permit is issued.
Who approves septic systems in Midland?
The Town of Midland Building Services approves septic systems itself, so the septic review and the building permit both go through the municipality.
Town of Midland Building Services: septic permits ↗ · 705-526-4275 · building@midland.ca
What to gather, and why even a small suite needs the check: our guide to garden suites on a septic system →
From Town of Midland Building Services’s own page, checked October 24, 2026. Confirm with them before you apply.
Grants & financing in Midland
County of Simcoe — Secondary Suites Program (open) — A 15-year forgivable loan of up to $50,000 to build a secondary or garden suite rented at or below CMHC average market rent; up to $5,000 of it is a non-repayable accessibility grant. Details →
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 municipality before you build.