Home/Modular Homes by City/Ottawa
Serving Ottawa & the National Capital Region
Modular Homes in Ottawa, Ontario
Factory-direct modular homes and backyard suites for Ottawa. Ottawa calls a detached backyard unit a “coach house” — here's what's allowed on your lot, what it costs, and the rules that apply. (Ottawa is mid-transition between two zoning by-laws, so the more restrictive provisions apply.)
What you can build in Ottawa
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 Ottawa'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 Ottawa 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? (Ottawa lots typically allow up to ~750 sq ft)
An Ottawa coach house is often limited by your home’s footprint (40%), not just the 80 m² cap — check your exact lot. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Ottawa address →Can you put a garden suite (ADU) in your Ottawa backyard?
Often, yes — Ottawa permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Ottawa Zoning By-law 2008-250 §133, plus the new By-law 2026-50 §701 — the most-restrictive provisions of both apply during the transition:
| Max size | 80 m² (≈860 sq ft) in urban/suburban Ottawa, 95 m² (≈1,025 sq ft) in rural zones — but the binding limit is usually the lesser of that, 40% of your home’s footprint, or 40% of the rear yard. |
|---|---|
| Max height | 3.6 m (≈12 ft) in most urban zones (3.2 m / ≈10.5 ft for a flat roof); 4.5 m (≈15 ft) in rural and village zones |
| Setbacks | Rear and side yards follow the underlying zone; a minimum 1.2 m (≈4 ft) separation from the main house |
| Parking | None required |
| Servicing | Municipal services in the urban area; private well/septic permitted in rural zones with approval |
| Conservation | Rideau Valley, Mississippi Valley, or South Nation Conservation Authority — depending on your watershed |
Grants & financing in Ottawa
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 →
Ottawa modular homes — FAQ
Can you put a coach house (ADU) in Ottawa?
Yes. Ottawa permits a detached “coach house” on most residential lots with a house, as-of-right — subject to the size, height, and setback rules and a building permit.
How big can a coach house be in Ottawa?
Up to 80 m² (≈860 sq ft) in urban/suburban zones (95 m² / ≈1,025 sq ft rural), but during the current by-law transition the binding limit is often 40% of your home’s footprint — so the real number depends on your house and lot. Check your address for the exact figure.
Can you put a modular home in Ottawa?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Ottawa, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Ottawa?
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 Ottawa?
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 Ottawa Zoning By-law 2008-250 §133, plus the new By-law 2026-50 §701 — the most-restrictive provisions of both apply during the transition; verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Ottawa before you build.