Home/Modular Homes by City/Whitby
Serving Whitby & Durham Region
Modular Homes in Whitby, Ontario
Factory-direct modular homes and backyard suites for Whitby and Durham Region. Here's what Whitby's additional-dwelling-unit by-law allows in your backyard, what it costs, and the rules that apply.
What you can build in Whitby
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 Whitby'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 Whitby 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? (Whitby lots typically allow up to ~750 sq ft)
Whitby allows a detached suite up to 75 m² (≈807 sq ft). Your exact lot may allow more or less — get the real number for your address in seconds.
Check your exact Whitby address →Can you put a garden suite (ADU) in your Whitby backyard?
Often, yes — Whitby permits a detached Additional Residential Unit on most serviced residential lots. The specifics, from Town of Whitby Zoning By-laws 1784 / 2585 / 5581-05 (ADU provisions):
| Max size | 75 m² (≈807 sq ft) for a detached suite |
|---|---|
| Max height | 4.5 m (≈15 ft) in residential zones; 5.5 m (≈18 ft) in other zones |
| Setbacks | 1.2 m (≈4 ft) rear and side |
| Units per lot | Up to 3 additional units — at most one detached |
| Parking | 1 space per ADU (tandem or a reduced 2.5 m × 5.0 m space allowed; none required in a Major Transit Station Area) |
| Servicing | Municipal water & sewer, or Durham Health-confirmed private servicing |
| Conservation | Central Lake Ontario (CLOCA); TRCA in the west |
Grants & financing in Whitby
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 →
Whitby modular homes — FAQ
Can you put a backyard suite in Whitby?
Yes. Whitby permits up to three additional dwelling units per lot (with at most one detached) on urban residential land — subject to size, height, and setback rules and a building permit.
How big can a backyard suite be in Whitby?
A detached suite can be up to 75 m² (≈807 sq ft). Check your address for the specifics.
Can you put a modular home in Whitby?
Yes. On land you own, a modular home on a permanent foundation is legal residential housing under the Ontario Building Code throughout Whitby, subject to standard zoning and permits.
How much does a modular home or backyard suite cost in Whitby?
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 Whitby?
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 Town of Whitby Zoning By-laws 1784 / 2585 / 5581-05 (ADU provisions); verified by Modular Homes 400 and reviewed by James Clarke, REALTOR®. Always confirm current requirements with the City of Whitby before you build.