Home/Modular Homes by City/Tiny
Serving Township of Tiny & Simcoe County
Modular Homes & Garden Suites in Tiny, Ontario
Factory-direct modular homes and backyard suites for the Township of Tiny — Perkinsfield, Lafontaine, Wyevale, and the Georgian Bay beach communities (Balm Beach, Woodland Beach, Bluewater & Deanlea Beach). Important: Tiny permits a detached additional dwelling unit in its rural and hamlet zones, but NOT as-of-right on the Shoreline Residential (SR) and Limited Service Residential (LSR) beach-community lots — and the SR zone covers whole beach subdivisions, not just waterfront lots. Here's what the by-law allows, and the honest catch for shoreline lots.
What you can build in Tiny
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 Tiny'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 Tiny 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? (Tiny lots typically allow up to ~1,001 sq ft)
In the rural/hamlet zones, a detached suite is the lesser of 45% of your home or 93 m² (≈1,001 sq ft) across all accessory buildings. Shoreline Residential (SR) & Limited Service Residential (LSR) beach lots are not eligible as-of-right — check your address. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Tiny address →Can you put a garden suite (ADU) in your Tiny backyard?
Often, yes — Tiny permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Township of Tiny Comprehensive Zoning By-law 22-075 (consolidated January 2026) s.2.2 + Tables 4.2/4.5:
| Max size | The lesser of 45% of your home’s floor area or 93 m² (≈1,001 sq ft) for all detached accessory buildings combined (8% lot coverage) |
|---|---|
| Max height | 5.0 m (≈16 ft) for the detached accessory building |
| Setbacks | 3.0 m (≈10 ft) rear & interior side · within 30 m (≈98 ft) of the main dwelling |
| Where allowed | Rural Residential (RR), Country Residential (CR), Hamlet Residential (HR), Agricultural (A) & Rural (RU) zones — NOT Shoreline Residential (SR) or Limited Service Residential (LSR) |
| Units per lot | Up to 2 (one in the house + one detached); the lot must front a public street |
| Parking | 1 space per ADU |
| Servicing | Municipal water where available (capacity confirmed), otherwise private well & septic with a capacity review |
| Conservation | NVCA in the watershed; SSEA monitors the Severn Sound / Georgian Bay area; some shoreline lands are outside any conservation authority |
Getting your building permit in Tiny
An eligible lot still needs a building permit before anything is delivered. Here's how Tiny's process actually works — verified against the Tiny building department's own pages.
How do you apply for an ADU building permit in Tiny?
Through Cloudpermit (application portal ↗). Dwelling-class permits — including a detached ADU — must be submitted online through Cloudpermit; smaller accessory-structure permits can be filed in person by appointment and staff upload them for you. Tiny's building-permit page ↗
- Confirm zoning FIRST on the Township's interactive zoning map — a detached ADU isn't permitted in the Shoreline Residential (SR) or Limited Service Residential (LSR) zones, which blanket most Georgian Bay beach subdivisions
- Arrange septic capacity confirmation from a licensed sewage-system designer or engineer — most of Tiny has no municipal sewer, and the Township can't make this determination itself
- Have a BCIN designer, engineer, or architect prepare the drawings (max size, 5.0 m height, setbacks, within 30 m of the house)
- Create a Cloudpermit account and start a Residential Building application for the property
- File the companion applications as needed — Sewage System Permit, Entrance Permit for a new driveway, Lot Grading Plan with deposit (each is a separate Cloudpermit application)
- Pay the calculated fees and respond to plan-review comments through Cloudpermit
- Once issued, inspections are booked and tracked through the same portal
What does a Tiny ADU permit application need?
- Site plan (to scale, max 11×17") showing the suite's location, setbacks, and distance from the house (within 30 m)
- Drawings by a qualified BCIN designer, engineer, or architect
- Permit to Construct or Demolish + the Township's Municipal Application form + Designer Form
- Septic capacity confirmation / On-site Sewage System Design Information from a licensed professional
- Sewage System Permit application (separate from the building permit)
- Agent Authorization form if someone other than the owner applies
How much does an ADU building permit cost in Tiny?
Expect roughly $3,400 for the ADU building permit alone — the fee schedule sets a flat $3,196 for a new-building ADU (2023 base rate, escalating 2% each January 1) — plus about $520 for the septic permit most lots need, $120 for an entrance permit, and $200 + a $1,000 refundable deposit where a lot-grading plan is required. Estimates from the Township's published fee by-law; confirm current-year figures with the Building Department.
| Permit fee | $3,196 flat for a new-building Additional Dwelling Unit (2023 base, Fee By-law 23-067 Schedule D; +2% automatic increase each Jan 1) |
|---|---|
| Sewage system permit | $520 for a new/replacement septic system incl. 3 inspections (2023 base) |
| Entrance permit | $120 where a new driveway/access is needed (2023 base) |
| Lot grading | $200 review + $1,000 refundable deposit where a grading plan is required |
Tiny publishes a distinct municipal development-charge category for ADUs ($8,250 vs $10,046 for a new house, By-law 25-054) — whether the provincial Bill-23 ADU exemption applies in full to your project should be confirmed directly with the Building Department, and County/school-board portions are separate.
How long does an ADU building permit take in Tiny?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days. The Township's own Cloudpermit page estimates about 1 month with complete documentation — treat that as the realistic planning figure.
Worth knowing before you apply
- The SR zone covers ENTIRE beach subdivisions — an interior lot in a Georgian Bay beach community can be excluded even if it never touches the water; confirm zoning before spending on design
- Septic capacity is the binding constraint on almost every Tiny ADU — a licensed sewage professional must confirm it before a permit will issue
- Building, sewage, and entrance permits are separate Cloudpermit applications that can't be combined — budget time and fees for each
- The ADU must sit within 30 m of the main house at 5.0 m max height (By-law 22-075)
- Shoreline and environmentally sensitive lots may face extra review (SSEA monitoring area; NVCA in parts of the watershed) — conservation applicability is address-specific
- Credit-card payments carry a 5% administration surcharge
Fees and timelines are estimates from Tiny's published schedules, verified July 4, 2026. Rates and processes change — always confirm current requirements with the building department before you apply.
Grants & financing in Tiny
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 →
Tiny modular homes — FAQ
Can you put a garden suite on a Tiny beach lot (Balm Beach, Woodland Beach, Deanlea Beach…)?
Usually not as-of-right. Tiny’s Shoreline Residential (SR) zone covers entire beach subdivisions — including interior lots — and it does not permit a detached additional dwelling unit (By-law 22-075, Table 4.2). On those lots the paths are a Temporary Use By-law “garden suite” (a portable unit, up to 20 years) or a site-specific rezoning. The provincial ARU right may still help, so it’s worth a conversation with the Township and us.
Where in Tiny can you build a detached backyard suite?
In the Rural Residential (RR), Country Residential (CR), Hamlet Residential (HR), Agricultural (A) and Rural (RU) zones — up to the lesser of 45% of your home or about 93 m² (1,001 sq ft), 5.0 m tall, within 30 m of the main house. Check your address to see which zone your lot is in.
Can you put a modular home in Tiny?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Tiny, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Tiny?
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 Tiny?
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 Township of Tiny Comprehensive Zoning By-law 22-075 (consolidated January 2026) s.2.2 + Tables 4.2/4.5; verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Tiny before you build.