Home/Modular Homes by City/Oshawa
Serving Oshawa & Durham Region
Modular Homes in Oshawa, Ontario
Factory-direct modular homes and backyard suites for Oshawa and Durham Region. Here's what Oshawa's additional-dwelling-unit by-law allows in your backyard, what it costs, and the rules that apply.
What you can build in Oshawa
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 Oshawa'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 Oshawa 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? (Oshawa lots typically allow up to 646 sq ft)
Oshawa allows 60 m² (≈646 sq ft) in standard residential zones, 90 m² (≈969 sq ft) in R1-G and R1-H zones. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Oshawa address →Can you put a garden suite (ADU) in your Oshawa backyard?
Often, yes — Oshawa permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Oshawa Zoning By-law 60-94 §§5.1 and 5.12 (Bill 23 conformity, 2023):
| Max size | 60 m² (≈646 sq ft) in standard residential zones; 90 m² (≈969 sq ft) in R1-G and R1-H zones |
|---|---|
| Max height | Per Zoning By-law 60-94 — confirm the exact figure with the City for your lot |
| Parking | None required |
| Servicing | Municipal water & sewer required |
| Restrictions | Not permitted in CLOCA hazard lands/floodplains, or where emergency vehicles can’t reach during a flood event |
| Conservation | Central Lake Ontario Conservation Authority (CLOCA) |
Grants & financing in Oshawa
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 →
Oshawa modular homes — FAQ
Can you put a backyard suite in Oshawa?
Yes. Oshawa permits a detached additional dwelling unit on most serviced residential lots — subject to size and servicing rules and a building permit. Hazard lands and floodplains are excluded.
How big can a backyard suite be in Oshawa?
Up to 60 m² (≈646 sq ft) in standard residential zones, or 90 m² (≈969 sq ft) in the R1-G and R1-H zones. Check your address for the specifics.
Can you put a modular home in Oshawa?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Oshawa, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Oshawa?
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 Oshawa?
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 Oshawa Zoning By-law 60-94 §§5.1 and 5.12 (Bill 23 conformity, 2023); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Oshawa before you build.