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Serving the Municipality of West Grey (Grey County)
Modular Homes & Garden Suites in West Grey, Ontario
Factory-direct modular homes and backyard garden suites for the Municipality of West Grey — Durham, Neustadt, Ayton, Elmwood and the countryside between them. West Grey's September 2026 update (By-law 2026-060) permits one detached garden suite — the by-law calls it a 'detached accessory apartment', Ontario's planning term is an additional residential unit (ADU) — as-of-right with a house in the town, unserviced residential, rural and estate zones. Here's what the by-law allows, zone by zone.
What you can build in West Grey
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 West Grey'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 West Grey 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? (West Grey lots typically allow up to ~1,000 sq ft)
West Grey caps a detached suite's building at 92.9 m² (1,000 sq ft) on residential lots and on farm-zone lots of 0.8 ha (2 acres) or less, and all outbuildings together stay within 10% of the lot — so on a 600 m² (≈6,460 sq ft) town lot the 10% rule binds first, at about 60 m² (≈645 sq ft). Larger farm-zone lots have no fixed cap. Enter your address for the specifics. Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact West Grey address →Can you put a garden suite (ADU) in your West Grey backyard?
Often, yes — West Grey permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Municipality of West Grey Zoning By-law 37-2006, §6.29.1 Detached Accessory Apartments, as amended by By-law 2026-060 (passed September 1, 2026):
| How many & where | One detached garden suite per lot, as-of-right with a house in the R2 (Durham and Neustadt), R1A, A1, A2, A3 and Estate Residential zones — not where the lot already has three other homes (two in R1A). Without a detached suite you may have up to two attached units instead, or one attached alongside it except in R1A (§6.29.1, §6.29.2). |
|---|---|
| Max size | 92.9 m² (1,000 sq ft) in the R2, R1A and ER zones and on farm-zone lots of 0.8 ha (2 acres) or less — the by-law's cap on any one accessory building (§6.1.4 ii). Farm-zone lots over 0.8 ha have no fixed cap; the house's yards and height and the zone's coverage set the size. All accessory buildings together stay within 10% of the lot (§6.1.4 iii). Minimum 25 m² outside the R2 zone. |
| In town (R2) | At least 1.2 m (≈4 ft) from the rear and side lot lines and from the house, up to 9.0 m (≈30 ft) high, not in the front or exterior side yard, with total lot coverage within the zone limit and never above 45% (§6.29.1). |
| Unserviced residential (R1A) | A 3 m (≈10 ft) rear yard, the house's side yards (3 m) and height (10.5 m), 1.2 m from the house, not in the front or exterior side yard, on a lot of at least 0.4 ha (≈1 acre) (§6.29.1, §11.2). |
| Rural & estate (A1–A3, ER) | Within 75 m (≈246 ft) of the house and 1.2 m from it, on a lot of at least 0.4 ha. The house's yards and height apply — on farm-zone lots of 2 ha or less, 3 m side and 7.5 m rear yards; in ER, 6 m side and 9 m rear — and the suite may sit in front of the house if it meets the house's front-yard setback. Minimum Distance Separation I applies near livestock (§6.29.1, §8.3, §15.2). |
| Parking, access & water | One parking space. No suite that can only be reached across a hazard or Natural Environment zone unless the Municipality and the conservation authority accept safe access. In Durham's Flood Fringe Overlay, flood-proofed construction and Saugeen Valley Conservation Authority approval apply (§6.29.1, §33). |
Check your specific West Grey 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 West Grey, and the models that fit →
West Grey's by-law is verified in our checker, so you can check if a garden suite is allowed at your West Grey address in about a minute.
Getting your building permit in West Grey
An eligible lot still needs a building permit before anything is delivered. Here's how West Grey's process actually works — verified against the West Grey building department's own pages.
How do you apply for an ADU building permit in West Grey?
Through Cloudpermit (Municipality of West Grey Building Department) (application portal ↗). West Grey runs its own Building Department (402813 Grey Road 4, Durham; buildingadmin@westgrey.com, 519-369-2200 ext. 102). Applications, messages, invoices and inspection bookings all go through Cloudpermit, which the Municipality describes as replacing paper submissions. A permit application needs at least one file tagged 'drawing' and one tagged 'site plan' before it can be submitted. West Grey's building-permit page ↗
- Confirm the zoning first. West Grey's By-law 2026-060 (passed September 1, 2026) allows one detached accessory apartment (the by-law's name for a backyard garden suite) as of right in the R2, R1A, A1, A2, A3 and ER zones (§6.29.1). Look up your zone on Grey County's public GIS map or request a Zoning Compliance Letter ($100); outside those zones, talk to West Grey Planning (519-369-2200 ext. 236) before you design anything.
- Line up the outside approvals that must exist before the building permit issues: a civic (911) address and an entrance permit for any new driveway entrance (Public Works, ext. 225); a permit from the Saugeen Valley Conservation Authority (SVCA, 519-364-1255) if the lot is in a regulated area such as the Durham or Neustadt floodplain; and a Ministry of Transportation permit if the unit sits within 45 m of Highway 6 (or within 395 m of a Highway 6 intersection).
- Sort out water and sewage. In Durham and Neustadt the Municipality runs the water and sewer systems, so the suite connects to municipal services (connection permits and capital charges are in Schedule E of By-law 2025-074). Anywhere else the suite needs a septic system: a separate application inside the same Cloudpermit file, with a designer's system design, a soil analysis and Schedule 1 and Schedule 2 forms.
- Hire a qualified designer (BCIN, P.Eng or architect; a homeowner may draw their own plans) for the Ontario Building Code drawings, and prepare a site plan showing setbacks to every property line and all existing buildings and septic systems. Complete the Energy Efficiency Design Summary and the Mechanical Ventilation Summary.
- Apply in Cloudpermit, name the owner, applicant and designer, upload the drawings and site plan, sign off and submit. The Building Department checks the application for completeness in 2 business days; if it asks for more, the clock restarts when you reply. Plans examination follows, then the permit costs are calculated and the permit issues once the Chief Building Official has reviewed it and payment is received.
- Build, book each mandatory inspection in Cloudpermit at least two business days ahead, and clear any deficiencies. Nobody may move in until an occupancy permit is issued (the Municipality's Residential Occupancy Permit Checklist lists what must be substantially complete for a dwelling unit).
What does an ADU permit application in West Grey need?
- Application for a Permit to Construct or Demolish, completed in Cloudpermit (applicant, owner and designer all named; Owner's Authorization Form if the applicant isn't the owner)
- Schedule 1: Designer Information, plus the Energy Efficiency Design Summary (residential) and the Residential Mechanical Ventilation Design Summary
- Construction drawings by the property owner or a qualified individual (BCIN, P.Eng or architect)
- Site plan with proposed setbacks to all property lines and all existing buildings and septic systems
- Civic address and, for a new driveway entrance, an entrance permit from Public Works (required before the building permit issues)
- SVCA permit to alter a regulated area, where the lot is regulated; Ministry of Transportation building and land use permit within the Highway 6 distances
- Septic application where there is no municipal sewer: Schedule 1, Schedule 2 (installer), soil analysis and system design
- Any other documents the Chief Building Official asks for
How much does an ADU building permit cost in West Grey?
West Grey's current fee schedule (Fees and Charges By-law 2025-065, amended by 2025-104 on December 16, 2025) prices 'Residential – New' construction at $0.75 per sq ft of all floors — roughly $450 for a 600 sq ft garden suite — while the lower 'Accessory Building' line is $0.50 per sq ft (about $300); which line applies to a detached accessory apartment is a question for the Building Department. A $250 application fee is credited toward the permit fee, a Class 4 septic system adds $600, and the entrance permit, any municipal water/sewer connection and development charges are separate. All figures are estimates.
| Building permit — new detached unit | $0.75 per sq ft of floor area, all floors including basement, as 'Residential – New'; the schedule's 'Accessory Building' line is $0.50 per sq ft — confirm which the Chief Building Official applies to a detached accessory apartment. Minimum permit fee $250 (By-law 2025-065, Schedule I) |
|---|---|
| Application fee (non-refundable) | $250, deducted from the building permit fee if the permit issues (By-law 2025-065, Schedule I) |
| Septic system permit — where there is no municipal sewer | Class 4 (leaching bed) $600; Class 5 (holding tank) $400; Class 2 $600; septic review $150 per system (By-law 2025-065, Schedule I) |
| Entrance permit + civic address — needed before the building permit issues | Entrance permit (rural) $600, of which $350 is refundable; rural civic-address sign $125; urban civic-addressing administration fee $25 (By-law 2025-065, Schedule F) |
| Municipal water and sewer connection — Durham and Neustadt only | Water and sewer connection permits $50 each; capital connection charge $3,000 for the first unit and $2,500 for each additional unit, per service, plus installation costs; a ¾-inch meter and backflow device $420 plus HST (By-law 2025-074, Schedule E). Whether a detached suite counts as an 'additional unit' is a question for Public Works |
| Zoning compliance letter and conservation authority — where needed | Zoning Compliance Letter $100 (By-law 2025-065, Schedule J). SVCA charges its own permit fee under its own schedule, separate from the Municipality's |
| Development charges | The Development Charges Act exempts one unit in a detached ancillary building; West Grey's by-law (31-2020) rate for a single or semi-detached dwelling is $6,176 (Schedule B) and Grey County's published 2026 rate is $10,537 — neither is payable on a qualifying garden suite, but ask both offices to confirm the exemption in writing |
Under the Development Charges Act, 1997 (s. 2(3.2) and (3.3), as amended in 2023) a municipality cannot charge development charges for one additional residential unit in a detached ancillary building on a parcel, rural or urban, so a qualifying detached garden suite should pay none. West Grey's own brochure says additional dwelling units 'in a basement or as an addition or as a detached structure may qualify for a development charge exemption under the Development Charges Act'; the municipal by-law itself (31-2020, rate $6,176 for a single or semi-detached dwelling, payable at building-permit issuance) has no additional-unit exemption of its own, so the Act is what applies. Grey County's by-law 5128-22 exempts up to two additional units only 'in or attached to' an existing house, wording older than the 2023 amendments, but the County's January 2026 brochure repeats the same 'detached structure may qualify' language and quotes $10,537 for a single detached unit in 2026. Confirm both offices' treatment in writing when you apply.
How long does an ADU building permit take in West Grey?
Ontario's Building Code requires a decision on a complete house-class application within 10 business days. West Grey's own permit flow chart sets a 2-business-day check that the application is complete, then a plans-examination maximum of 10 business days for a house; both clocks restart when the Plans Examiner asks for more documents, so a complete first submission matters most. Inspections are booked in Cloudpermit at least two business days ahead and are completed within two business days of the requested date. The outside approvals (civic address, entrance permit, SVCA, and septic design where needed) usually set the real schedule.
Worth knowing before you apply
- The by-law's name for a garden suite is 'accessory apartment'; By-law 2026-060 is new (passed September 1, 2026) and the Municipality's permit flow chart and planning page still point to Zoning By-law 37-2006, so ask Planning to confirm the 2026-060 rules before you design.
- West Grey publishes no accessory-apartment permit guide: the closest are the Residential Dwelling Permit Guide and the Residential Accessory Building Permit Guide, and the fee schedule has both a $0.75 per sq ft 'Residential – New' line and a $0.50 per sq ft 'Accessory Building' line. Ask the Building Department which applies before budgeting.
- The building permit will not issue without a civic address, and any new driveway entrance needs an entrance permit from Public Works first.
- On regulated floodplain lands (Durham and Neustadt) an SVCA permit is required before West Grey will issue the building permit.
- Start work before the permit and the fee doubles: the building by-law adds the required permit fee again, up to $5,000 more (By-law 2023-090, Schedule B), and the fee schedule adds a 50 percent administrative charge (minimum $250) for building without a permit.
- The Municipality's FAQ page still links the 2023 fees by-law and says fees changed June 20, 2023; the current schedule is By-law 2025-065 as amended. Fees can change at any time.
- If your lot was among the roughly 1,600 acres transferred from West Grey to the Town of Hanover on May 1, 2026, apply to Hanover instead (519-364-2780); West Grey's own page says so.
- A permit left open more than 24 months pays a $100 yearly renewal fee, and construction must start within 6 months of issuance unless the Chief Building Official agrees otherwise.
Fees and timelines are estimates from West Grey's published schedules, verified October 22, 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 West Grey
Can I add a garden suite on a septic system in West Grey?
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 West Grey: The septic check has to be in writing (a septic capacity letter) before the building permit is issued; on a well and septic the lot must be at least 0.4 ha (about 1 acre).
Who approves septic systems in West Grey?
The Municipality of West Grey approves septic systems itself, so the septic review and the building permit both go through the municipality.
Municipality of West Grey: septic permits ↗ · 519-369-2200 · info@westgrey.com
What to gather, and why even a small suite needs the check: our guide to garden suites on a septic system →
From Municipality of West Grey’s own page, checked October 24, 2026. Confirm with them before you apply.
Grants & financing in West Grey
Development charges — exempt for a qualifying garden suite — A new house in West Grey pays municipal and education development charges, but the Development Charges Act exempts one unit in a detached building accessory to an existing house, on any parcel (s. 2(3.2)–(3.3)). Confirm the treatment of your project when the permit is issued.
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 →
West Grey modular homes — FAQ
Can you build a garden suite in West Grey?
Yes — since September 2026, By-law 2026-060 permits one detached garden suite ('detached accessory apartment') as-of-right with a house in the R2, R1A, A1, A2, A3 and Estate Residential zones (§6.29.1). The appeal period closed on September 22, 2026. Before that, a second unit had to be inside the house and a backyard suite needed a rezoning, so advice older than fall 2026 is out of date.
How big can a garden suite be in West Grey?
Up to 92.9 m² (1,000 sq ft) on residential lots and on farm-zone lots of 0.8 ha (2 acres) or less — the by-law's cap on any one accessory building (§6.1.4 ii). All outbuildings together stay within 10% of the lot, so on a town lot under about 930 m² (≈10,000 sq ft) that rule binds first. Farm-zone lots over 0.8 ha have no fixed cap. Outside the R2 zone the suite must be at least 25 m².
Can you build a garden suite on well and septic in West Grey?
Yes — in the unserviced residential, rural and estate zones the lot must be at least 0.4 ha (≈1 acre) (§6.29.1), and the septic system has to be sized for the extra unit, so a septic assessment comes first. Durham and Neustadt lots in the R2 zone are on municipal water and sewer.
Can you put a modular home in West Grey, Ontario?
A home built from factory-made components and assembled on a permanent foundation fits the by-law's 'prefabricated residential dwelling', which counts as a residential dwelling (§5.179, §5.198). The by-law separately excludes a 'modular residential dwelling unit' designed to be made mobile and a mobile home from 'single-detached' (§5.208), so confirm which label the Municipality gives your model before ordering.
How much does a modular home or backyard suite cost in West Grey?
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 West Grey?
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 Municipality of West Grey Zoning By-law 37-2006, §6.29.1 Detached Accessory Apartments, as amended by By-law 2026-060 (passed September 1, 2026); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the municipality before you build.