Home/Modular Homes by City/North Bay
Serving the City of North Bay
Modular Homes & Garden Suites in North Bay, Ontario
Factory-direct modular homes and backyard suites for the City of North Bay — the gateway to Northern Ontario on Lake Nipissing. North Bay's Additional Dwelling Units By-law (2023-40, amended 2025-37) permits an additional dwelling unit as-of-right — including a detached suite in your backyard — with no fixed floor-area cap since April 2025. Here's what the by-law allows, what it costs, and the rules that apply.
What you can build in North Bay
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 North Bay'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 North Bay 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? (North Bay lots typically allow up to no fixed cap)
North Bay sets no fixed floor-area cap — a detached suite is governed by the 30% lot-coverage limit and setback rules, plus a 4.1 m height cap in the Urban Area. As-of-right for a single detached, semi-detached, or townhouse home in the R1, R2, R3, R5, R6, C1 or C2 zones (urban) or the Rural General (A) and Rural Residential Estate (RRE) zones — not in Industrial, Parkland, Open Space, or Rural Residential Lakefront zones. Enter your address to check your zone and servicing. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact North Bay address →Can you put a garden suite (ADU) in your North Bay backyard?
Often, yes — North Bay permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from City of North Bay Additional Dwelling Units By-law No. 2023-40 (2023), as amended by By-law No. 2025-37 (April 2025) — no fixed floor-area cap since the 2025 amendment:
| Max size | No fixed floor-area cap as of April 2025 — a detached suite just has to fit within the lot-coverage limit (30% in the Urban Area, including all other accessory buildings) and the setbacks below. Before 2025 it was capped at 75% of your home; that cap is gone. |
|---|---|
| Units per lot | Up to 3 additional dwelling units in the Urban Settlement Area (4 units total incl. your home, on municipal services), or 1 additional unit in the Rural Area (2 units total, on private well & septic). Only 1 unit may ever be in a detached accessory structure. |
| Height & setbacks (Urban) | 4.1 m (≈13.5 ft), one storey. At least 0.6 m from the rear/side lot lines (1.2 m if the suite has windows or doors facing them), and at least 1.2 m from your main house. No exterior staircase in the front yard serving any storey above the first. |
| Height & setbacks (Rural) | A detached suite must sit within 30 m of your main dwelling and follow your zone’s accessory-building setback and height standards; lot coverage is capped at 30% (Rural General, A) or 5% (Rural Residential Estate, RRE). Only one driveway is permitted from the public road. |
| Where allowed | As-of-right for a single detached, semi-detached, or townhouse home in the R1, R2, R3, R5, R6, C1 or C2 zones (urban) and the Rural General (A) or Rural Residential Estate (RRE) zones (rural). Not permitted in Industrial zones, Parkland (P), Open Space (O), Rural Residential Lakefront (RRL), Floodway (O1), Floodplain/Erosion (O2), or within 300 m of the un-serviced properties of Trout Lake and its major inflowing streams (the City’s drinking-water source). |
| Parking | 0.5 additional parking space per unit, on top of the 2 spaces required for the main dwelling — a garage counts, and stacked spaces are allowed. |
| Servicing | The suite has to run off your home’s existing water/sewer or well/septic connection — no new hookups just for the unit. On a rural lot, the North Bay-Mattawa Conservation Authority (NBMCA) must complete a septic ‘File Review’ confirming there’s enough capacity. |
| Registration | Every additional dwelling unit must be registered with the City (no fee) before it’s legal. An unregistered unit can be refused a hydro/water meter, mail delivery, or garbage pickup. |
Getting your building permit in North Bay
An eligible lot still needs a building permit before anything is delivered. Here's how North Bay's process actually works — verified against the North Bay building department's own pages.
How do you apply for an ADU building permit in North Bay?
Through City of North Bay Planning & Building Services Department — in-person / email intake, no online e-permit portal. There is no online e-permit portal for ADUs. The applicant (or their designer) prepares drawings and a site plan and submits a building permit application, the Application to Register Additional Dwelling Unit(s), and the required schedules to the Planning & Building Services Department (200 McIntyre St. East, North Bay); email building@northbay.ca or call (705) 474-0400 ext. 2415. North Bay's building-permit page ↗
- Confirm your zone permits an ADU as-of-right (R1, R2, R3, R5, R6, C1, C2, Rural General 'A', or Rural Residential Estate 'RRE') using the City's GIS Interactive Tool at northbay.ca/zoning, and confirm you're outside the 300 m Trout Lake exclusion zone.
- If you're in the Rural Area on private well and septic, arrange a septic 'File Review' with the North Bay-Mattawa Conservation Authority (NBMCA, nbmca@nbmca.ca, 705-474-5420) confirming capacity for the added unit.
- Have a Small Building Designer (or Architect/Engineer) prepare fully-dimensioned construction drawings and a site plan; if you own the property and are proposing only 2 total units, you may complete your own drawings if they're complete and legible.
- Submit the Application to Construct or Demolish, Schedule 1 (Designer Form), the Application to Register Additional Dwelling Unit(s), an Owner's Consent Form (if the applicant isn't the owner), construction drawings, and a site plan to Building Services.
- Pay the building-permit fee ($11.23 per $1,000 of construction value, minimum $765) and any applicable septic/entrance fees.
- Building Services reviews the application and, once satisfied it meets the Ontario Building Code, issues the permit with a schedule of required inspections; build and request each inspection as you go.
- Once complete, the ADU is added to the City's ADU registry (no fee) — this is what future buyers, Canada Post, hydro, and garbage/recycling pickup rely on to confirm the unit is legal.
What does a North Bay ADU permit application need?
- Application to Construct or Demolish (provincial standard form)
- Schedule 1: Designer Form (a Registered BCIN Designer is required if the property will have 3 total units in one structure; an owner may self-draw for 2 total units)
- Owner's Consent Form (only if the applicant is not the owner)
- Application to Register Additional Dwelling Unit(s)
- Construction drawings — existing conditions and proposed scope of work, life-safety elements, window/door locations and sizes, room sizes and ceiling heights, fire separations and SB-3 compliance, fully dimensioned
- Site plan — all property lines and dimensions, all structures on the property, and all parking spaces with dimensions
- Converting an existing accessory structure (garage/shed) into an ADU: if it was built without a permit on file, a building permit for the accessory structure itself is required first, plus (for structures over 5 years old) proof of minimum insulation (R5/R10 floor, R12 cavity + R5ci walls, R31–R40 roof), an HRV/ERV ventilation system, and heating capable of 21°C
How much does an ADU building permit cost in North Bay?
The ADU building-permit fee is $11.23 per $1,000 of construction value, with a $765 minimum (per the City's Additional Dwelling Unit Permit Application Checklist) — so a modest ~$100,000 detached suite runs roughly $1,100–$1,200. Registration with the City's ADU registry is free. A rural lot on private well and septic also needs an NBMCA septic 'File Review' at NBMCA's own fee. These are estimates — confirm the current rate with Building Services.
| Building permit fee | $11.23 per $1,000 of construction value, minimum $765 (City of North Bay Additional Dwelling Unit Permit Application Checklist) |
|---|---|
| ADU registration | No fee — every ADU must be registered with the City |
| Septic 'File Review' (rural lot) | Administered by the North Bay-Mattawa Conservation Authority (NBMCA, 705-474-5420) — confirm NBMCA's current fee |
| Growth Community Improvement Plan (GCIP) | Possible financial incentives for qualifying ADU projects — confirm current eligibility with growthcip@northbay.ca |
No development charges apply to the ADU, provided it does not exceed the Gross Floor Area of the existing primary dwelling (per the City's official ADU FAQ).
How long does an ADU building permit take in North Bay?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days
Registration: Every ADU must be registered with the City (no fee) via the Application to Register Additional Dwelling Unit(s) — an unregistered unit is treated as illegal and can be refused a hydro/water meter, mail delivery, or garbage/recycling pickup.
Worth knowing before you apply
- If the property will have 3 total units within one structure, it's no longer considered a 'house' under the Ontario Building Code and a Registered BCIN Designer (minimum Small Buildings + Building Structural qualifications, or an Architect/Engineer) must prepare the drawings — an owner can only self-draw when there are just 2 total units.
- Converting an existing garage or shed into an ADU: if there's no building permit on file for that structure, you need one for the accessory structure itself before applying for the ADU change-of-use permit, and structures over 5 years old must meet minimum insulation, ventilation (HRV/ERV) and heating (21°C) standards under the City's Building Services Policy.
- No online e-permit portal — applications go to Planning & Building Services at 200 McIntyre St. East (building@northbay.ca, 705-474-0400 ext. 2415).
- A septic 'File Review' by the North Bay-Mattawa Conservation Authority is a prerequisite for a rural-lot ADU, not just a formality — budget the time for it before you finalize your permit application.
Fees and timelines are estimates from North Bay's published schedules, verified July 18, 2026. Rates and processes change — always confirm current requirements with the building department before you apply.
Grants & financing in North Bay
Growth Community Improvement Plan (GCIP) — The City of North Bay offers financial incentives for qualifying development under its Growth CIP — confirm current eligibility and amounts with the City.
DNSSAB ADU forgivable-loan program — The District of Nipissing Social Services Administration Board covers 75% of eligible costs (up to $50,000) as a forgivable loan, in exchange for renting the unit at or below CMHC’s Average Market Rent for the District of Nipissing for a 15-year affordability period. Contact DNSSAB.Renovates@dnssab.ca.
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 →
North Bay modular homes — FAQ
Can you build a garden suite / ADU in North Bay?
Yes. North Bay’s Additional Dwelling Units By-law (2023-40, amended 2025-37) permits an additional dwelling unit as-of-right — inside your house, attached, or in a detached accessory building (a backyard suite) — for a single detached, semi-detached, or townhouse home in the R1, R2, R3, R5, R6, C1 and C2 zones, plus the Rural General (A) and Rural Residential Estate (RRE) zones. Up to 3 units are allowed in the Urban Area (4 total incl. your home) and 1 in the Rural Area. Registration and a building permit are required.
How big can a backyard suite be in North Bay?
There’s no fixed maximum m² cap as of April 2025 (By-law 2025-37 removed the old 75%-of-house limit) — the real limits are your zone’s 30% lot-coverage cap (Urban and Rural General), the 4.1 m Urban height limit (6 m equivalent in rural accessory standards), and your setbacks. Enter your address for the specifics.
Can you build an ADU on well and septic in North Bay?
Yes, in the Rural Area, provided the North Bay-Mattawa Conservation Authority (NBMCA) completes a septic ‘File Review’ confirming the system has capacity for the extra unit. You can’t add new water or sewer service just for the ADU — it has to share your home’s existing connection.
Can you put a modular home in North Bay, Ontario?
Yes. On land you own, a CSA A277 modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout the City of North Bay — as the principal dwelling or as an additional dwelling unit. The by-law does not permit an RV, mobile home, or boathouse to be used as the unit.
How much does a modular home or backyard suite cost in North Bay?
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 North Bay?
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 North Bay Additional Dwelling Units By-law No. 2023-40 (2023), as amended by By-law No. 2025-37 (April 2025) — no fixed floor-area cap since the 2025 amendment; verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of North Bay before you build.