Quick Answer
A CSA-certified factory-built home — A277 modular or Z240MH manufactured — on a permanent foundation qualifies for standard Ontario home insurance, the same as any site-built home. You do not need specialty mobile home insurance. Premiums typically run $900–$1,800/year depending on location and coverage.
Standard Home Insurance — Not Mobile Home Insurance
CSA-certified factory-built homes — modular (A277) or manufactured (Z240MH) — on permanent foundations are insured as standard homes, not as mobile homes or RVs. If an insurer tries to classify your home as a mobile home or quote at trailer rates because it shipped from a factory, they are using the wrong product — find a broker who underwrites factory-built housing correctly.
One nuance for CSA Z240MH: until the home is deregistered from the Manufactured Home Registry after closing, some insurers will want to see the permanent-foundation engineering before underwriting at standard rates. Modular Homes 400 provides the foundation and anchoring documentation insurers need. After deregistration to real property, the home is insured identically to any site-built dwelling.
What Standard Coverage Includes
| Coverage | What It Protects |
|---|---|
| Dwelling coverage | The home against fire, wind, water damage |
| Detached structures | Garage, shed, deck (typically 10% of dwelling limit) |
| Personal property | Contents inside the home |
| Additional living expenses | Hotel costs if home is uninhabitable |
| Personal liability | If someone is injured on your property |
Construction Phase Insurance
During delivery and crane-set, you need builders risk / course of construction insurance. Ask your insurer about bridging from builders risk to permanent coverage — the transition should be seamless.
Getting Quotes
When calling for quotes, describe your home as: "A CSA-certified factory-built home on a permanent foundation, built in [year]" — and specify A277 (modular) or Z240MH (manufactured) when asked. Do not use the word "mobile."
Major Ontario insurers for modular: Intact Insurance, Aviva Canada, The Co-operators, CAA Insurance (often competitive for 55+ buyers).
Average Premiums
Typically $900–$1,800/year depending on replacement cost value, location, deductible, and endorsements added.
Frequently Asked Questions
Will my insurer charge me more because my home is modular?
No — a properly built CSA-certified factory-built home on a permanent foundation, whether A277 modular or Z240MH manufactured, should not attract a premium surcharge versus a comparable site-built home. If an insurer quotes higher rates solely because it shipped from a factory, get a second quote from a broker who specializes in factory-built housing.
Do I need insurance before my modular home is delivered?
Yes — you should have builders risk coverage in place before delivery day. Coordinate with your broker at least 2 weeks before the scheduled crane-set date.
Does home insurance cover the land lease in a 55+ community?
No — home insurance covers the structure you own, not the land you lease. The community operator carries separate insurance on the land and common areas.