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Serving Orillia & Simcoe County
Modular Homes 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 |
Grants & financing in Orillia
County of Simcoe Secondary Suites Program — Up to $30,000 toward an affordable additional unit — confirm current intake.
City fee exemptions — Your 2nd and 3rd additional units are exempt from City development charges and parkland dedication.
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 City of Orillia before you build.