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Serving Toronto & the GTA
Modular Homes & Garden Suites 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 |
Getting your building permit in Toronto
An eligible lot still needs a building permit before anything is delivered. Here's how Toronto's process actually works — verified against the Toronto building department's own pages.
How do you apply for an ADU building permit in Toronto?
Through Toronto Building Online Services (Application Submission) (application portal ↗). Applications are submitted online through Toronto Building Online Services; drawings go in as flattened, black-and-white PDFs. Toronto's building-permit page ↗
- Confirm zoning first — Toronto recommends a Zoning Applicable Law Certificate ("Zoning Review") so the permit application is complete on day one
- Verify firefighter/emergency access: an unobstructed path at least 1.0 m wide with 2.1 m vertical clearance, and the suite's entrance within 45 m of the street
- Prepare the drawing set (site plan with zoning summary, lot-grading plan, floor plans, roof plan, elevations, cross-sections) and the required forms
- Submit everything through Toronto Building Online Services — project address, description of work, screening questions, document upload — and pay the fee
- Respond to examiner comments during review; the permit issues once review is complete
- Book inspections as construction proceeds (related plumbing/mechanical permits can be added after the main application)
What does a Toronto ADU permit application need?
- Application for a Permit to Construct or Demolish (the provincial form, updated effective Feb 16, 2026)
- Site plan with lot area, setbacks and a zoning-compliance summary, plus a lot-grading plan
- Full drawing set — floor plans, roof plan, elevations, cross-sections, construction details — to scale, signed and dated
- Schedule 1: Designer Information (a BCIN-registered designer, unless the homeowner exemption applies)
- Energy Efficiency Design Summary
- Residential Infill Public Notice declaration and Municipal Road Damage Deposit form
- Tree Declaration Form where the build could affect private or City trees
How much does an ADU building permit cost in Toronto?
Expect roughly $1,100 in Toronto Building fees for a typical ~600 sq ft (56 m²) garden suite — about $18.56 per m² plus a $56.33 per-unit fee at 2026 rates — an estimate; the exact figure is set at intake.
| Permit fee | $18.56 per m² of floor area for house-class work, including garden suites (2026 rate) |
|---|---|
| Residential unit fee | $56.33 per new residential unit (2026) |
| Minimum fee | $214.79 minimum charge for any permit (2026) |
Ontario exempts most additional residential units from development charges; where charges would apply, Toronto's Laneway & Garden Suite Development Charges Deferral Program can defer them for up to 20 years (By-laws 810-2018 and 1210-2019).
How long does an ADU building permit take in Toronto?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days. Garden suites are excluded from Toronto's Express Services stream, so plan for the standard house-stream review — and note the clock only runs on a complete application.
Worth knowing before you apply
- Strict digital-drawing standards: multi-layer files must be flattened to a single layer, black and white only, maximum ARCH E (36"×48") pages, 300 dpi scans (600 dpi for fine detail) — non-conforming files get bounced
- Free "Made in Toronto" pre-approved garden-suite plans skip the design-compliance review entirely — you reference the plan number instead of submitting full drawings (site-specific items like fire access and grading still apply, and any modification voids the pre-approval)
- Emergency access is the most common trip-up: 1.0 m unobstructed path, 2.1 m clearance, suite entrance within 45 m of the public street
- The Affordable Laneway Suites Program (forgivable funding) is discontinued — don't budget around it
Fees and timelines are estimates from Toronto'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 Toronto
Development-charge deferral — Toronto defers development charges on laneway and garden suites for up to 20 years (By-laws 810-2018/1210-2019) — and provincially, most ADUs are exempt from development charges outright.
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.