Home/Modular Homes by City/Vaughan
Serving Vaughan & York Region
Modular Homes & Garden Suites in Vaughan, Ontario
Factory-direct modular homes and backyard suites for Vaughan and York Region. Here's what Vaughan's additional-residential-unit by-law allows in your backyard, what it costs, and the rules that apply.
What you can build in Vaughan
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 Vaughan'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 Vaughan 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? (Vaughan lots typically allow up to ~700 sq ft)
Vaughan ties suite size to your home — an ARU can’t exceed your dwelling’s floor area (no fixed m² cap). Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Vaughan address →Can you put a garden suite (ADU) in your Vaughan backyard?
Often, yes — Vaughan permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Vaughan Zoning By-law 1-88 (as amended by By-laws 082-2025 and 083-2025, in force March 2025):
| Max size | No fixed m² cap — a detached unit may not exceed the gross floor area of your main house. Lot coverage capped at 45%. |
|---|---|
| Separation | 4.0 m (≈13 ft) from the main house |
| Parking | 1 space per unit — none required within a Protected Major Transit Station Area (PMTSA) |
| Height & setbacks | Governed by Zoning By-law 1-88 — confirm the exact figures with City of Vaughan Planning for your lot |
| Servicing | Municipal water & sewer required |
| Conservation | Toronto and Region (TRCA) in the south; Lake Simcoe Region (LSRCA) in the north |
Getting your building permit in Vaughan
An eligible lot still needs a building permit before anything is delivered. Here's how Vaughan's process actually works — verified against the Vaughan building department's own pages.
How do you apply for an ADU building permit in Vaughan?
Through City of Vaughan Online Permitting Portal (application portal ↗). Fully paperless — register on the Online Permitting Portal, enter the property address, and submit the application, drawings, and fee payment electronically. Vaughan's building-permit page ↗
- Take a pre-application consultation with Building Standards (905-832-8510) to confirm zoning eligibility for a detached ARU under By-law 082-2025 before drawings are commissioned
- Have an architect, professional engineer, or BCIN-qualified designer prepare the plans — homeowner-drawn plans aren't accepted for this scope
- Register on the Online Permitting Portal and create the application for the property
- Upload the complete package (drawings, application form, proof of ownership or owner authorization) and pay the permit fee online
- Building Standards reviews for zoning and Building Code compliance — if the lot is in a TRCA-regulated area, that clearance must come first (the City can't issue without it)
- The permit issues once the application is complete and compliant; book inspections through the portal as construction proceeds
What does a Vaughan ADU permit application need?
- Completed building-permit application + proof of ownership or the owner's written authorization
- Professionally prepared construction drawings (site plan, floor plans, elevations, structural, mechanical as applicable)
- Site plan showing the detached unit's location, setbacks, and separation from the main house
- Energy-efficiency compliance documentation (SB-12)
- Schedule 1: Designer Information
- TRCA permit or clearance letter where the lot is in a regulated area
How much does an ADU building permit cost in Vaughan?
Vaughan charges residential permits per square metre of new floor area plus a base fee under its Tariff of Fees by-law, but doesn't publish one flat ARU number — get an estimate from Building Standards or the Forms & Fees page before budgeting.
| Permit fee | Base fee + per-m² rate on new residential floor area under the City's Fees and Charges By-law — confirm the current rates on Vaughan's Forms & Fees page |
|---|---|
| Registration | None found — By-law 082-2025 imposes no separate ARU registration fee |
Additional residential units carry statutory development-charge exemptions under the Development Charges Act, and Vaughan has passed time-limited City DC exemption provisions referencing ARUs — confirm current terms with the City before relying on a specific figure.
How long does an ADU building permit take in Vaughan?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days. The clock starts only once the application is deemed complete — most first submissions need at least one round of revisions before that happens.
Worth knowing before you apply
- By-law 082-2025 requires full municipal water and sewer for an ARU — there's no private-septic path in Vaughan — and excludes the Agricultural zone
- A TRCA-regulated lot (valley or stream corridor, wetland) needs TRCA sign-off before the building permit can issue — it's applicable law, and it can add significant lead time
- Drawings must come from an architect, engineer, or BCIN designer
- One detached ARU maximum per lot (plus up to one additional interior unit)
Fees and timelines are estimates from Vaughan'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 Vaughan
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 →
Vaughan modular homes — FAQ
Can you put a backyard suite in Vaughan?
Yes. Vaughan permits a detached additional residential unit on most serviced residential lots with a house, as-of-right — subject to size, separation, and parking rules and a building permit.
How big can a backyard suite be in Vaughan?
Vaughan doesn’t set a fixed square-footage cap — a detached unit just can’t exceed the floor area of your main house, and detached structures are capped at 45% lot coverage. Check your address for the specifics.
Can you put a modular home in Vaughan?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Vaughan, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Vaughan?
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 Vaughan?
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 Vaughan Zoning By-law 1-88 (as amended by By-laws 082-2025 and 083-2025, in force March 2025); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Vaughan before you build.