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 |
Check your specific Tiny 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 Tiny, and the models that fit →
Tiny's by-law is verified in our checker, so you can check if a garden suite is allowed at your Tiny address in about a minute.
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 an ADU permit application in Tiny 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.
A garden suite on a well and septic in Tiny
Can I add a garden suite on a septic system in Tiny?
Yes, if your septic system can carry the house and the suite together. A garden suite with a kitchen and bathroom adds a new source of sewage, so a qualified septic designer checks the combined load before you order. If the system has room, the suite can connect to it; if not, it may need to be altered, expanded or replaced.
In Tiny: The septic check has to be in writing (a septic capacity letter) before the building permit is issued.
Who approves septic systems in Tiny?
The Township of Tiny approves septic systems itself, so the septic review and the building permit both go through the municipality.
Township of Tiny: septic permits ↗ · 705-526-4204
What to gather, and why even a small suite needs the check: our guide to garden suites on a septic system →
From Township of Tiny’s own page, checked October 24, 2026. Confirm with them before you apply.
Grants & financing in Tiny
County of Simcoe — Secondary Suites Program (open) — A 15-year forgivable loan of up to $50,000 to build a secondary or garden suite rented at or below CMHC average market rent; up to $5,000 of it is a non-repayable accessibility grant. Details →
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 municipality before you build.