Home/Modular Homes by City/Toronto
Serving Toronto & the GTA
Modular Homes in Toronto, Ontario
Factory-direct modular and manufactured homes, and backyard suites, for Toronto and the Greater Toronto Area. Toronto's garden-suite and laneway-suite rules are among Ontario's most established — here's what you can build, what it costs, and the by-law that applies.
What you can build in Toronto
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 Toronto'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 Toronto 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? (Toronto lots typically allow up to 646 sq ft)
The numbers above use Toronto's typical allowance. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Toronto address →Can you put a garden suite (ADU) in your Toronto backyard?
Often, yes — Toronto permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Toronto Zoning By-law 569-2013 (as amended by By-law 849-2025, in force July 2025):
| Max size | 60 m² (≈646 sq ft) for a one-storey garden suite; up to 120 m² (≈1,290 sq ft) over two storeys. Detached structures are capped at 45% lot coverage. |
|---|---|
| Max height | 4.0 m (≈13 ft) — or up to 6.3 m (≈21 ft) if the suite’s main wall sits at least 7.5 m (≈25 ft) from the house |
| Setbacks | 1.5 m (≈5 ft) rear · 0.6 m (≈2 ft) side (only where that wall has no windows or doors) · 4.0 m (≈13 ft) separation from the main house |
| Parking | None required |
| Servicing | Municipal water & sewer — a detached suite can’t run on private septic |
| Conservation | Toronto and Region Conservation Authority (TRCA) near ravines and valleys |
Grants & financing in Toronto
Affordable Laneway & Garden Suites Program (ALGSP) — City of Toronto forgivable funding for suites rented at affordable rates — confirm current intake.
Development-charge deferral — Toronto defers development charges on ancillary secondary suites.
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 →
Toronto modular homes — FAQ
Can you put a garden suite in Toronto?
Yes. On a residential lot you own, a detached garden suite (or, on a public lane, a laneway suite) is permitted as-of-right under Toronto Zoning By-law 569-2013 — subject to the size, height, and setback rules and a building permit.
How big can a garden suite be in Toronto?
Up to 60 m² (≈646 sq ft) for a one-storey suite, or up to 120 m² (≈1,290 sq ft) over two storeys, with detached structures capped at 45% of the lot. Lot depth and the separation from your house can lower the limit — check your address for the exact number.
Can you put a modular home in Toronto, Ontario?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Toronto, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Toronto?
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 Toronto?
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 Toronto Zoning By-law 569-2013 (as amended by By-law 849-2025, in force July 2025); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Toronto before you build.