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Serving Orillia & Simcoe County
Modular Homes & Garden Suites in Orillia, Ontario
Factory-direct modular homes and backyard suites for Orillia and the Lake Country. Here's what Orillia's additional-dwelling-unit by-law allows in your backyard, what it costs, and the rules that apply.
What you can build in Orillia
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 Orillia'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 Orillia 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? (Orillia lots typically allow up to ~1,075 sq ft)
Orillia ties the detached-suite size to your lot: 75 m² (≈810 sq ft) on lots ≤460 m², ~100 m² (≈1,075 sq ft) on most lots, and up to 140 m² (≈1,505 sq ft) on lots ≥1,000 m². Check your address for the exact number. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Orillia address →Can you put a garden suite (ADU) in your Orillia backyard?
Often, yes — Orillia permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from City of Orillia Comprehensive Zoning By-law 2014-44, §5.2 & Table 5.2 (consolidated January 2, 2026):
| Max size | Tiered by lot size: 75 m² (≈810 sq ft) on lots ≤460 m², 100 m² (≈1,075 sq ft) on lots 460–1,000 m², 140 m² (≈1,505 sq ft) on lots ≥1,000 m². Includes porches, decks and balconies. |
|---|---|
| Max height | 6.5 m (≈21 ft) for a pitched roof, or 5.0 m (≈16 ft) for a flat/mansard roof — no rooftop patios |
| Setbacks | 1.5 m (≈5 ft) rear · at least 1.5 m (≈5 ft) from the main house · front and sides follow the underlying zone |
| Units | Up to 3 additional units on the lot, of which a maximum of 2 may be in detached structures |
| Parking | 1 space per additional unit |
| Servicing | Municipal water & sewer; a detached suite is allowed on private septic only where it meets the Ontario Building Code and all legislation |
| Conservation | Lake Simcoe Region Conservation Authority (LSRCA); on a shoreline lot the rear yard rises to 6.5 m (≈21 ft) and the Shoreline Buffer Overlay applies |
Check your specific Orillia 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 Orillia, and the models that fit →
Orillia's by-law is verified in our checker, so you can check if a garden suite is allowed at your Orillia address in about a minute.
A garden suite on a well and septic in Orillia
Can I add a garden suite on a septic system in Orillia?
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 Orillia: The septic check has to be in writing (a septic capacity letter) before the building permit is issued.
Who approves septic systems in Orillia?
The City of Orillia Building Division approves septic systems itself, so the septic review and the building permit both go through the municipality.
City of Orillia Building Division: septic permits ↗ · 705-325-1311
What to gather, and why even a small suite needs the check: our guide to garden suites on a septic system →
From City of Orillia Building Division’s own page, checked October 24, 2026. Confirm with them before you apply.
Grants & financing in Orillia
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 →
Orillia modular homes — FAQ
Can you put a garden suite in Orillia?
Yes. Orillia permits a detached additional dwelling unit (in an accessory structure) on a lot with a house — up to 2 detached units, within 3 additional units total — subject to the size, height, and setback rules and a building permit.
How big can a garden suite be in Orillia?
It depends on your lot: 75 m² (≈810 sq ft) on lots ≤460 m², 100 m² (≈1,075 sq ft) on lots 460–1,000 m², and 140 m² (≈1,505 sq ft) on lots ≥1,000 m² (Table 5.2). Check your address for the exact number.
Can you put a modular home in Orillia?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Orillia, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Orillia?
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 Orillia?
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 Orillia Comprehensive Zoning By-law 2014-44, §5.2 & Table 5.2 (consolidated January 2, 2026); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the municipality before you build.