Home/Modular Homes by City/Newmarket
Serving Newmarket & York Region
Modular Homes & Garden Suites in Newmarket, Ontario
Factory-direct modular homes and backyard suites for Newmarket and York Region. Here's what Newmarket's additional-residential-unit by-law allows in your backyard, what it costs, and the rules that apply.
What you can build in Newmarket
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 Newmarket'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 Newmarket 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? (Newmarket lots typically allow up to ~700 sq ft)
Newmarket caps a detached suite at the lesser of 10% of the lot or 75 m² (≈807 sq ft) one-storey. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Newmarket address →Can you put a garden suite (ADU) in your Newmarket backyard?
Often, yes — Newmarket permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Town of Newmarket Zoning By-law 2010-40 (with 1979-50 / 2019-06), ARU provisions:
| Max size | The lesser of 10% of the lot or 75 m² (≈807 sq ft) one-storey / 100 m² (≈1,075 sq ft) two-storey |
|---|---|
| Max height | 5.5 m (≈18 ft) one-storey (3.5 m / ≈11 ft flat); 6.5 m (≈21 ft) two-storey or above a garage |
| Setbacks | 1.8 m (≈6 ft) rear and side; 3.0 m (≈10 ft) separation from the main house |
| Units per lot | Up to 2 ARUs total — only one may be detached |
| Parking | 1 space per ARU |
| Servicing | Municipal services or private servicing (with an adequacy demonstration). Detached ARUs must be registered with the Town. |
| Conservation | Lake Simcoe Region Conservation Authority (LSRCA) |
Getting your building permit in Newmarket
An eligible lot still needs a building permit before anything is delivered. Here's how Newmarket's process actually works — verified against the Newmarket building department's own pages.
How do you apply for an ADU building permit in Newmarket?
Through Development Portal (Accela Citizen Access) (application portal ↗). Both the Zoning Preliminary Review and the building permit run through the same online Development Portal — drawings must be unlocked black-and-white PDFs (no fileshare links, .zip, or .jpeg). Newmarket's building-permit page ↗
- Confirm the ARU is permitted on your lot with the Town's "Navigate Newmarket" zoning tool and the by-law standards (parking, setbacks, servicing)
- Prepare complete, to-scale construction drawings — site plan, floor plans, elevations, sections, and mechanical
- Submit a Zoning Preliminary Review (ZPR) through the Development Portal with the ARU + Accessory Structure info sheets and the Applicable Law Checklist — the ZPR fee is credited against the final permit fee
- Once the Zoning Examiner issues the ZPR letter, submit the building-permit application (the provincial Application to Construct or Demolish + Schedule 1 where drawings aren't engineer/architect-stamped)
- The Town reviews and issues within its stated 10–20 business-day window for a complete application; work must start within 6 months
- Book inspections through construction (footings, framing, mechanical rough-in, insulation, fire separations, final — the final needs an ESA electrical report)
- After the final inspection passes, register the ARU with Legislative Services and pay the one-time registration fee to receive the "N" plate designation
What does a Newmarket ADU permit application need?
- Application for a Permit to Construct or Demolish (the provincial form)
- Schedule 1: Designer Information (unless drawings are engineer/architect-stamped)
- Applicable Law Checklist + the ARU and Residential Accessory Structure Zoning Preliminary Review info sheets
- Site plan with lot lines, all setbacks measured perpendicular to lot lines, and the parking layout
- Floor plans, at least two elevations, sections, and construction details
- Mechanical/HVAC drawings or heat-loss calculations where the system changes
How much does an ADU building permit cost in Newmarket?
Expect roughly $1,175 in permit fees for a typical ~600 sq ft (56 m²) detached ARU at the 2026 accessory-structures rate of $21.02 per m², plus the ZPR fee (credited back against the total) and a one-time $268.93 registration fee after construction — an estimate; confirm the applicable fee line with Building Services.
| Permit fee | $21.02 per m² of floor area — the 2026 residential low-rise / accessory-structures rate; confirm this is the line applied to a new-build detached ARU |
|---|---|
| Application downpayment | $200 (construction value ≤$50k) / $500 ($50k–$500k) — non-refundable, credited to the final fee |
| Zoning Preliminary Review | Required before the permit application; the fee is credited against the total permit fee |
| ARU registration | $268.93 one-time, after the final inspection passes |
How long does an ADU building permit take in Newmarket?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days. The Town's own homeowner guide says an ARU permit may issue (or be refused) within 10–20 business days of a complete application — the sequential Zoning Preliminary Review step comes before that clock.
Registration: Every ARU must be registered with Legislative Services after construction and final inspection — a separate post-construction step ($268.93) that triggers the property's "N" plate/address designation.
Worth knowing before you apply
- The Zoning Preliminary Review is a sequential prerequisite — the building-permit application can't go in until the ZPR letter issues
- A detached unit is treated as a Residential Accessory Structure for zoning — it must satisfy those height/setback/size standards on top of the general ARU rules
- Lots in the Environmental Protection Open Space (OS-EP) or LSRCA floodplain/natural-hazard (FP-NH) zones can't get an ARU as-of-right
- The street-facing façade can't be altered as part of an ARU application
- Parking must be off-street, outside any garage, minimum 2.6 m × 5 m, within the zone's maximum driveway width — the most common application deficiency
- The Town's homeowner guide predates By-law 2026-10's private-servicing pathway — confirm the current servicing rule with Planning if your lot isn't on full municipal services
Fees and timelines are estimates from Newmarket'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 Newmarket
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 →
Newmarket modular homes — FAQ
Can you put a backyard suite in Newmarket?
Yes. Newmarket permits up to two additional residential units per lot (one of them detached) — subject to size, height, and setback rules, registration, and a building permit.
How big can a backyard suite be in Newmarket?
A detached suite is capped at the lesser of 10% of the lot or 75 m² (≈807 sq ft) for one storey (100 m² / ≈1,075 sq ft two-storey). Check your address for the specifics.
Can you put a modular home in Newmarket?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Newmarket, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Newmarket?
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 Newmarket?
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 Newmarket Zoning By-law 2010-40 (with 1979-50 / 2019-06), ARU provisions; verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Newmarket before you build.