Home/Modular Homes by City/Mississauga
Serving Mississauga & Peel Region
Modular Homes & Garden Suites in Mississauga, Ontario
Factory-direct modular homes and backyard suites for Mississauga and Peel Region. Here's what Mississauga's additional-dwelling-unit by-law allows in your backyard, what it costs, and the rules that apply.
What you can build in Mississauga
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 Mississauga'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 Mississauga 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? (Mississauga lots typically allow up to ~700 sq ft)
Mississauga’s cap is lot-size based — smaller lots allow less, larger lots up to 100 m² (≈1,075 sq ft). Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Mississauga address →Can you put a garden suite (ADU) in your Mississauga backyard?
Often, yes — Mississauga permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Mississauga Zoning By-law 0225-2007 (as amended by By-law 0174-2023), Table 4.1.1.14:
| Max size | Lot-size based: lots of 550 m² (≈5,920 sq ft) or less → 55 m² (≈592 sq ft, one storey); larger lots → 10% of the lot area, up to a maximum of 100 m² (≈1,075 sq ft). |
|---|---|
| Max height | 4.6 m (≈15 ft) one-storey (sloped roof) / 3.0 m (≈10 ft) flat; 6.8 m (≈22 ft) for a two-storey suite — two-storey only on lots over 750 m² (≈8,070 sq ft) |
| Setbacks | 0.6 m (≈2 ft) interior side one-storey (1.8 m / ≈6 ft two-storey) · 1.8 m (≈6 ft) rear · 2.5 m (≈8 ft) exterior side |
| Parking | None required |
| Servicing | Municipal water & sewer required |
| Conservation | Credit Valley Conservation (CVC) near valleys and watercourses |
Getting your building permit in Mississauga
An eligible lot still needs a building permit before anything is delivered. Here's how Mississauga's process actually works — verified against the Mississauga building department's own pages.
How do you apply for an ADU building permit in Mississauga?
Through ePlans (Avolve ProjectDox) (application portal ↗). Online-only through the ePlans portal — you create an account, submit the initial application with a pre-screening fee, then upload drawings under the temporary project number emailed to you. Mississauga's building-permit page ↗
- Check your zoning and confirm the project (if the proposal doesn't meet the by-law, a Committee of Adjustment minor variance comes first)
- Prepare the drawing set with a qualified (BCIN) designer — or use a pre-approved garden-suite plan to speed up review
- Create an ePlans account, start a Building Application, and pay the $50 pre-screening fee
- Upload drawings and supporting documents under the temporary project number emailed to you
- Pass electronic pre-screening (a completeness check — deficiencies bounce back by email; nothing can be added mid-phase)
- Pay the remaining permit fee, and the application enters departmental review for Building Code, zoning, and applicable-law compliance
- Respond to review comments if any; once every review group approves, download the issued permit and stamped drawings from ePlans
What does a Mississauga ADU permit application need?
- Applicable Law Form (identifies other approvals needed — Committee of Adjustment, conservation authority, site plan, heritage)
- Site plan showing lot area, frontage, coverage, the suite's location and setbacks, with north arrow and metric scale
- Grading plan for the new detached structure
- Floor plans with room uses, dimensions, wall assemblies, framing, smoke/CO detectors, plumbing fixtures, and cross-sections
- Elevations (all sides) with grade and finished-floor levels, cladding, window/door locations, and glazing calculations
- Schedule 1: Designer Information (drawings by a qualified BCIN designer)
How much does an ADU building permit cost in Mississauga?
Expect roughly $1,050 for a typical ~600 sq ft (56 m²) garden suite — about $18.44 per m² (2025 rate; 2026 adds a small inflationary bump) with a $244 minimum — but Mississauga refunds the ARU permit fee in full after construction passes final inspection, so the lasting city cost is essentially the $50 pre-screening deposit plus the new-address fee. Estimates; exact figures are set at intake.
| Pre-screening fee | $50, non-refundable — but credited toward the total permit cost |
|---|---|
| Permit fee | $18.44 per m² of floor area for detached dwellings incl. garden suites (2025 Service Index; 2026 minimum fee $244) |
| ADU fee refund | The ARU permit fee is refunded in full once the unit is built and passes all required inspections |
| New municipal address | $81.90 + HST — a detached garden suite gets its own street address |
| 2nd/3rd unit charges | Second and third ARUs on a lot are exempt from most municipal charges |
The City states second and third ARUs are exempt from most municipal charges, consistent with provincial ARU development-charge relief — confirm the exact scope with Mississauga Building before relying on a specific figure.
How long does an ADU building permit take in Mississauga?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days. Mississauga's own published standard for a garden-suite/second-unit first review is 15 business days, with about 7–10 business days of pre-screening before that; the City's average total for a second unit is about 10 weeks, and each resubmission cycle adds two or more weeks.
Registration: No registration for a detached garden suite — interior second units register (free) under the Second Units Registration By-law, while a detached suite instead gets its own new municipal address ($81.90 + HST) once permitted.
Worth knowing before you apply
- One garden suite per lot, and only on detached, semi-detached, or (in limited cases) corner/through-lot townhouse properties — standard condo townhouses are excluded
- The fire emergency-access path to the suite must be at least 1.2 m wide with 2.1 m clearance
- Pre-screening only checks completeness — you can't add or fix anything during that phase, so an incomplete upload costs a full bounce-and-resubmit cycle
- Material changes to plans already under review are billed at $155/hour
- Using a pre-approved garden-suite floor plan (studio or one-bedroom) can shorten review versus a custom design
Fees and timelines are estimates from Mississauga's published schedules, verified July 4, 2026. Rates and processes change — always confirm current requirements with the building department before you apply.
Grants & financing in Mississauga
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 →
Mississauga modular homes — FAQ
Can you put a backyard suite in Mississauga?
Yes. Mississauga permits a detached additional residential unit on most serviced residential lots with a house, as-of-right — subject to the size, height, and setback rules and a building permit.
How big can a backyard suite be in Mississauga?
It depends on your lot: up to 55 m² (≈592 sq ft) on lots of 550 m² or less, or 10% of the lot up to a maximum of 100 m² (≈1,075 sq ft) on larger lots. Check your address for the exact number.
Can you put a modular home in Mississauga?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Mississauga, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Mississauga?
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 Mississauga?
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 Mississauga Zoning By-law 0225-2007 (as amended by By-law 0174-2023), Table 4.1.1.14; verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Mississauga before you build.