Home/Modular Homes by City/Prince Edward County
Serving the County of Prince Edward (Picton, Wellington, Bloomfield, Rossmore, Consecon and the rural County)
Modular Homes & Garden Suites in Prince Edward County, Ontario
Factory-direct modular homes and backyard suites for Prince Edward County — the single-tier island municipality on the Bay of Quinte, from Picton and Wellington out to the rural Hallowell, Hillier, Athol and Marysburgh countryside. The County's Comprehensive Zoning By-law 140-2025 permits additional dwelling units as-of-right, including a detached suite in the yard, on well-and-septic lots as well as serviced ones. Here's what the by-law allows, what it costs, and the two rules that catch County landowners out.
What you can build in Prince Edward County
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 Prince Edward County'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 Prince Edward County 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? (Prince Edward County lots typically allow up to ~800 sq ft (50% of your house))
The County sizes a suite against your house rather than with a fixed cap: up to 50% of the principal dwelling's gross floor area. A 1,600 sq ft home supports roughly an 800 sq ft suite. Enter your address for the zone-specific setbacks. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Prince Edward County address →Can you put a garden suite (ADU) in your Prince Edward County backyard?
Often, yes — Prince Edward County permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from County of Prince Edward Comprehensive Zoning By-law 140-2025, §3.2 — Additional Dwelling Units (adopted November 10, 2025; under appeal to the Ontario Land Tribunal — the by-law it replaces, 1816-2006 §4.35, permitted a detached second unit on the same terms):
| Max size | No fixed square-footage cap — an additional dwelling unit may not exceed 50% of your principal dwelling’s gross floor area (§3.2.1.e). A 1,600 sq ft house supports about an 800 sq ft suite; a 2,400 sq ft house, about 1,200. |
|---|---|
| Where it goes | One additional unit may be in a detached or ancillary building, and at most two additional units on the lot (three dwelling units in total). In the Agricultural (AG) and Rural (RU) zones the detached unit must sit within 60 m of an existing building, and it must stay at least 1.8 m clear of the house. |
| Height & setbacks | A detached suite follows the zone’s PRINCIPAL-dwelling standards, not the smaller accessory-building ones (§3.2.5). Height 10 m in AG, RU, HR, LSR, MHR and RR and 12 m in R1/R2. Setbacks: AG and RU 15 m front / 9 m side / 30 m rear; RR 7.5 / 3 / 7; HR and LSR 5 / 3 / 7; R1 3 / 1.2 / 7.5; R2 3 / 0.6 / 7.5. |
| Parking | One space for the suite, and it may be tandem with the house’s space — but it has to use the existing driveway; a second entrance to the lot is not permitted. |
| Servicing | Well and septic are fine. The County has to be satisfied the private services can carry the added unit: a Hydrogeology Report where required, and a Servicing Report to the Director of Development Services on any lot smaller than 1.25 ha (about 3 acres). Septic permits are issued by the County’s own Building Services — no health unit step. |
| Development charges | The catch on a rural lot. The Bill 23 exemption for a unit in an ancillary building applies only on “urban residential land”, so a detached suite on a well-and-septic property is expected to pay the full County-wide charge — $12,493 (two bedrooms or fewer) or $17,294 (more than two) for 2026. A unit built inside the house is exempt anywhere in the County. |
| Conservation | Quinte Conservation covers the whole County. No unit may be built in a regulatory floodplain; near water the by-law holds buildings 30 m back from the high-water mark where the floodplain elevation isn’t mapped, and a permit is needed within 30 m of an Environmental Protection zone. |
Check your specific Prince Edward County 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 Prince Edward County, and the models that fit →
Prince Edward County's by-law is verified in our checker, so you can check if a garden suite is allowed at your Prince Edward County address in about a minute.
Getting your building permit in Prince Edward County
An eligible lot still needs a building permit before anything is delivered. Here's how Prince Edward County's process actually works — verified against the Prince Edward County building department's own pages.
How do you apply for an ADU building permit in Prince Edward County?
Through Cloudpermit (the County also accepts printed applications in person at Shire Hall, Building Services, 280 Picton Main Street, 2nd floor, Picton) — building@pecounty.on.ca / 613-476-2148 ext. 2040 (application portal ↗). Prince Edward County takes building permits online through Cloudpermit or on paper at the Building Services counter in Picton. Septic (sewage system) permits go to the same department — the County is its own Part 8 approval authority, so there is no health unit in the loop. Zoning questions go to Development Services; permit questions to Building Services (613-476-2148 ext. 2040, building@pecounty.on.ca). Prince Edward County's building-permit page ↗
- Confirm the zone. A detached additional dwelling unit is as-of-right only in the AG, RU, R1, R2, HR, LSR, MHR and RR zones — check your lot on the County's public GIS viewer before you design anything.
- Size the unit against the house: it cannot exceed 50% of the principal dwelling's gross floor area, and it has to meet the zone's PRINCIPAL-dwelling setbacks (in AG and RU that means 15 m front, 9 m side and 30 m rear), stay 1.8 m clear of the house, and — in AG and RU — sit within 60 m of an existing building.
- Demonstrate servicing. On a well-and-septic lot the County must be satisfied private services can carry the added unit: a Hydrogeology Report where required, and a Servicing Report to the Director of Development Services on any lot under 1.25 ha. A new or enlarged septic is a separate Sewage System Permit.
- Check the hazard overlays. Nothing may be built in a regulatory floodplain, and work near water, an EP zone or a provincially significant wetland needs Quinte Conservation's approval first.
- Retain a qualified BCIN designer for the Ontario Building Code drawings.
- Submit the building-permit application through Cloudpermit (or in person), pay the fee, and answer any review comments.
- Book inspections through construction — a minimum of 24 hours' notice — plus a separate ESA electrical inspection, to occupancy.
What does a Prince Edward County ADU permit application need?
- Application to Construct or Demolish + Schedule 1 Designer Information (BCIN) on the drawings
- Site plan showing lot lines, the house, the proposed unit, the distance between them, the driveway and parking, and the well and septic locations
- Full construction drawings — foundation, floor plans, elevations and cross-sections
- On a private-serviced lot: the servicing demonstration (Hydrogeology Report where required; a Servicing Report on any lot under 1.25 ha) and a separate Sewage System Application with the Schedule 2 Sewage System Installer form for a new or enlarged septic
- Quinte Conservation permit or written approval where a floodplain, shoreline, EP-zone or wetland overlay reaches the building site
How much does an ADU building permit cost in Prince Edward County?
From the County's 2026 Fees and Charges By-law 148-2025, Schedule “F”. A detached additional dwelling unit is billed at the residential rate — $150 base plus $11.00 per m² of new floor area — so a ~70 m² (≈750 sq ft) suite is roughly $920 and a ~100 m² (≈1,075 sq ft) suite roughly $1,250. A new septic installation is $600. The big number is development charges: unlike most of Ontario, a DETACHED unit on a rural well-and-septic lot here is NOT exempt, because the Bill 23 exemption for a unit in an ancillary building applies only on “a parcel of urban residential land”. All figures are estimates — confirm with Building Services (613-476-2148 ext. 2040).
| Building permit (detached suite) | $150 base + $11.00 per m² of new floor area — a ~70 m² suite ≈ $920 |
|---|---|
| Sewage System Permit (new septic) | $600 new installation; $150 to inspect an existing system; site servicing $100 + $5 per linear metre |
| Development charges — rural lot | NOT exempt for a detached unit: $12,493 (two bedrooms or fewer) or $17,294 (more than two) — 2026 County-wide rates |
| Development charges — unit inside the house | EXEMPT (second or third unit in an existing or new detached house, semi or rowhouse) |
| If a variance is needed | Minor variance $1,569.64; zoning by-law amendment $2,634.76 (2026 planning fees) |
Prince Edward County's published Rules for Development Charges reproduce the Development Charges Act exemptions verbatim. A second or third residential unit INSIDE an existing or new detached house, semi-detached house or rowhouse is wholly exempt anywhere in the County. The exemption for “one residential unit in a building or structure ancillary” to that house is expressly limited to “a parcel of urban residential land” — a serviced lot inside a settlement area — so a DETACHED suite on a rural well-and-septic property should be budgeted at the full County-wide residential rate ($12,493 or $17,294 for 2026, By-law 35-2023 as amended). Which rate category the County applies to a detached additional unit is worth confirming with Building Services before you budget.
How long does an ADU building permit take in Prince Edward County?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days. A house-class building permit is reviewed within the legislated 10 business days once the application is complete. Allow extra time up front for the servicing work — a Hydrogeology or Servicing Report, a septic permit, or a Quinte Conservation approval all have to land before the building permit can issue.
Registration: The County does not publish a separate ongoing ADU registration or licence — the building permit is the approval. Short-term accommodation is a different matter: Prince Edward County licenses STAs under its own by-law, so renting the new suite nightly is a separate approval and should not be assumed.
Worth knowing before you apply
- The permit itself is cheap (~$920 for a 70 m² suite); development charges are where the money is — and on a rural well-and-septic lot a DETACHED unit is not exempt from them, unlike a unit built inside the house.
- The servicing work comes before the permit: a Hydrogeology Report where required, and a Servicing Report on any lot under 1.25 ha (about 3 acres).
- Septic permits are issued by the County itself through Building Services — there is no health unit step — and a new installation is a separate $600 permit.
- In the Agricultural and Rural zones the suite must meet the principal dwelling’s setbacks (15 m front, 9 m side, 30 m rear) and sit within 60 m of an existing building, and Minimum Distance Separation from a neighbouring livestock barn can move it again.
- Anything near water, a wetland or an EP zone needs Quinte Conservation before the County will issue — the whole County is inside its jurisdiction.
Fees and timelines are estimates from Prince Edward County's published schedules, verified September 20, 2026. Rates and processes change — always confirm current requirements with the building department before you apply.
Grants & financing in Prince Edward County
Development-charge exemption for a unit inside the house — A second or third residential unit inside an existing or new detached house, semi-detached house or rowhouse is wholly exempt from County development charges — worth weighing against a detached suite on a rural lot, which is not.
Canada Secondary Suite Loan Program — Up to $80,000 at 2% over 15 years to build a self-contained secondary suite on a property you own and live in — available County-wide.
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 →
Prince Edward County modular homes — FAQ
Can you build a garden suite / ADU in Prince Edward County?
Yes. The County’s Comprehensive Zoning By-law 140-2025 (§3.2) permits additional dwelling units as-of-right, including one in a detached or ancillary building, in the AG, RU, R1, R2, HR, LSR, MHR and RR zones. The by-law it replaces (1816-2006 §4.35) already allowed a detached second unit on the same terms, so the right is not new. A building permit is required and the unit cannot be severed off.
How big can a garden suite be in Prince Edward County?
There is no fixed square-footage cap — the limit is 50% of your principal dwelling’s gross floor area (§3.2.1.e). A 1,600 sq ft house supports roughly an 800 sq ft suite. Height and setbacks follow the zone’s principal-dwelling standards, which in the Agricultural and Rural zones means a 30 m rear yard and a 9 m side yard — enter your address for the specifics.
Can you build an ADU on well and septic in Prince Edward County?
Yes — most of the County is on private services and the by-law expressly permits a detached unit there, provided the County is satisfied the well and septic can carry it. A Hydrogeology Report may be required, and a Servicing Report to the Director of Development Services is required on any lot smaller than 1.25 ha (about 3 acres). A new or enlarged septic is a separate $600 Sewage System Permit from the County’s Building Services.
Are development charges payable on a backyard suite in Prince Edward County?
On a rural well-and-septic lot, yes — this is the County’s most expensive surprise. The Development Charges Act exemption for a unit in a building ancillary to a house applies only on “a parcel of urban residential land”, meaning a serviced lot inside a settlement area, so a detached suite in the countryside should be budgeted at the full County-wide rate ($12,493 or $17,294 for 2026). A second or third unit built inside the house is exempt anywhere. Confirm your project’s category with Building Services before you budget.
Can you put a modular home in Prince Edward County?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Prince Edward County — as the principal dwelling or as an additional dwelling unit.
How much does a modular home or backyard suite cost in Prince Edward County?
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 Prince Edward County?
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 County of Prince Edward Comprehensive Zoning By-law 140-2025, §3.2 — Additional Dwelling Units (adopted November 10, 2025; under appeal to the Ontario Land Tribunal — the by-law it replaces, 1816-2006 §4.35, permitted a detached second unit on the same terms); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the municipality before you build.