Tiny houses are not illegal in Ontario. Here are all the ways to have a legal tiny home.
By Did you hear somewhere that tiny houses are illegal in Ontario? That’s not true at all, which is why lots of people in Ontario are able to get them. Let’s unpack the details!
What kinds of tiny homes are legal in Ontario?
First, a little bit of background. The definition of a tiny home changes depending on who you ask. However, most people agree that it’s a home that is smaller than about 450 sq.ft. A tiny home does not necessarily have to be on wheels. It can be on a foundation and it can even have a basement.
Tiny homes that are legal in Ontario must have:
- Square footage of over 188 sq.ft.
- A living/sleeping area, a bathroom with shower or bath, a cooking area with running water.
- Built to the Ontario Building Code. That means, no sleeping lofts lower than 6’10”, no ladders to access the second level (staircase only), fire safety, insulation, etc.
- Building permit from your municipality. The municipality will review the plans for the house to make sure they do follow the Ontario Building Code and also check that the house satisfies municipal by-laws.
The good news is, there are no minimum footprints in most Ontario municipalities, so if you wanted to build a tiny house on a lot, you can. Even if your municipality has a minimum footprint, it is likely in the process of revising this. Additionally, the Ontario government is encouraging people to build secondary dwelling units on their properties to increase housing supply and density. That means you can even get a permit to build a tiny house on a property with another house on it. More about that below.
Getting a tiny house built by a tiny home builder in Ontario
Photo: Rockbox Structures
Small homes have always been part of Ontario’s history, so there isn’t anything particularly new or revolutionary about that. However, modern tiny homes add a few variables that make them different enough from traditional homes to make regulators and municipalities a little uncomfortable.
The main thing is that tiny homes are small enough that they can be moved. Municipalities aren’t used to that – they have all their processes set up for a scenario where a home is built entirely on site. That’s how homes have always been built, after all. Each municipality gives building permits to people who want to build a specific home on a specific site, then they send an inspector several times during the build to make sure everything is safe.
If you are planning to build a tiny home on site, you can just follow that traditional process and all is good. This is perfectly legal.
If you are planning to hire a tiny home builder company that will build your tiny house elsewhere than on your site, your municipal inspector isn’t around to inspect it. There are several ways to get through this:
Some tiny home builders are CSA-certified to build factory-built homes.
Instead of inspecting the individual home, some Ontario builders have gone through the process of inspecting and certifying their entire production. That means, every home coming out of their facility is now pre-inspected and pre-certified. You don’t need to get additional inspections for these homes from your municipality. They can just be delivered and set up.
The Ontario.ca tiny home guide lists two such certifications:
CSA-Z240.2.1-09 Structural Requirements for Manufactured Homes
CSA A277-08 Procedure for Factory Certification of Buildings
Photo: Ballance Containers
Some builders can deliver a partially-built home.
If your tiny home builder doesn’t have a blanket certification like the above, your municipality will want to inspect the home before it is finished. In order to avoid complications, some builders are willing to deliver a framed home with all electrical and plumbing still visible, so it can be inspected. Then, the home can be finished on site.
All of the above options apply for tiny homes on foundations, where the foundation is prepared on site and the home is installed on top of it by crane or by another means.
Tiny homes on wheels are the most difficult to find a spot for in Ontario
Photo: Instead
If you’re interested in owning a tiny home on wheels that you can move yourself, there is another layer of complications. All the above still applies, but the wheels make your municipality suspicious…
To be clear, the Ontario.ca tiny home guide recognizes tiny homes on wheels to be dwellings, just like tiny homes on foundations. But municipalities can then ban them or relegate them to limited zones.
Photo: Acorn Tiny Homes
There is some history there – the only homes on wheels that have traditionally been around in Ontario were trailers and RVs. These structures are not built to the quality standards of a four-season home. They’re also kind of awful-looking (just our opinion, please don’t take it personally!). At some point in the past, municipalities were asked to integrate these types of dwellings into their city plans. The solution at the time was to put them in specially-zoned areas – mobile home parks and campgrounds.
A modern tiny house on wheels that is built to the Ontario Building Code as a four-season dwelling is leaps and bounds ahead of the trailer when it comes to living suitability. Most tiny house builders we speak to actually surpass the building code, building at a quality level well beyond the minimum requirements.
Photo: Arcadia Off-Grid Community
However, homes on wheels are still considered by most Ontario municipalities as a mobile home on par with a trailer, belonging in a mobile home park or campground. This isn’t fair of course and it’s changing slowly around the province. But, right now, if you want to have a tiny home on wheels, that limits your parking options considerably. You can’t put the home on land that isn’t zoned for the purpose, which is MOST land. Even if you own the land, you won’t be able to get a building permit to bring in a tiny home on wheels unless in your particular municipality, this is allowed.
Where are people putting their tiny homes in Ontario?
Let’s summarize the legal (and ever so slightly not-legal) places you can put a tiny home in Ontario.
Empty lot that you own: You can build a tiny home on a lot that you own, as your primary dwelling, if you can satisfy all the requirements of a building permit. As we said above, that means following the Ontario Building Code and local by-laws. Probably, this house won’t have wheels. But if you want a tiny house on wheels, some municipalities expressly allow that.
A backyard that you own: You can build a tiny home in most Ontario backyards as a secondary dwelling. Again, you will need a permit and follow the building code and by-laws. The Ontario government has asked all municipalities to include some provision for secondary dwelling units in their plans. This is a great way to provide housing for extended family, for aging parents, or for students. You can also rent it out, so. Look into it.
Photo: Ekobuilt
Unorganized land: Some townships in Ontario are not incorporated. This is called an unorganized township, which means there is no local authority to grant building permits and you’re only governed by high-level federal or provincial rules about environmental protection. People find this to be a good starting point to create an off-grid tiny home community. For example, Rob and Monika.
A tiny house community: There are tiny house communities popping up all over the country! Typically they are arranged around a shared service, such as a garden, laundry facility, meeting space, and/or storage space. It’s a wonderful way to live with like-minded people. For example, Big Calm Tiny Homesteads.
Photo: Rhon
A campground or mobile park: Before you dismiss these options for your tiny house on wheels, look into it. You might be surprised at how well this can work. You can rent land in these communities just the same as a tiny house community. The only difference is that not all their residents will have tiny houses. Typically, they have services and it’s totally legal. It worked for Stacie.
Photo: @casa.duro
Land that you borrow or rent in someone’s backyard: If you never got a building permit to put your tiny home in this backyard, then it’s technically not legal and the property owner can be fined if someone complains. You will then have to move. However, there are instances where this works anyway because no one complains. For example, Jeremy.
Photo: Jeremy Bauman
Land that you borrow or rent on someone’s farm: If you’re planning on renting or borrowing land without getting an official permit, you’re probably more likely to succeed in a rural setting with large properties and neighbours too far away to care what you’re doing. If you know farmers, or work on a farm, this can work for you like it did for this tiny home.
Photo: Marni and Kevin
Your construction site: This is neither here nor there, but you actually can live in a tiny house for up to two years on your property while you are building your larger house.
Cottage land: In municipalities that have a lot of cottages, there are sometimes bylaws that allow people to put trailers and RVs on their properties. You can use this to your advantage and park your tiny home on wheels on land like this, especially if you plan to use it as a seasonal cottage. Basically, all the rules are relaxed when it comes to seasonal dwellings, including the building code.
Photo: realtor.ca
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Hi there,does anyone knows what permits do I need to start mobile home park,I have some land and i am thinking of doing this for my community.I can probably for good 200 mobile homes about 800sqf.
Pls someone tell me what do I need from the city to start this.
Thank you.
Well, apparently North Glengarry Township in Eastern Ontario does not allow tiny homes. All homes have to be at least 800 sq ft. ….
Mary, are you allowed to put it in a rural setting? Or is this all lands in North Glengarry?
I’m so sick of this hypocritical canadian govt saying it’s working on affordable housing when greedy municipalities paying high school level educated employees exorbitant salaries keep gouging us for taxes as we’re not even allowed to build what we want on land we worked and paid for!
Why would I seek to RENT land? The whole idea behind the tiny house movement is to become self-reliant, be off-grid and to chop these insatiable parasites’ hands off and OUT OF OUR COLLECTIVE POCKETS?
The whole point of going off-grid is to OWN our OWN land and home!
If you don’t OWN the land your house sits on, you’re at the mercy of some Landlord who might up and sell the lot to some verrous Condo Developer worm, leaving you stranded and often leading you to HAVE TO ABANDON a house or trailer you cannot afford to move.
My Dad used to be angry all the time and I remember thinking he was nuts because of it… I now understand him and why he felt the way he did about our govt. things are only getting worse now that the #WEF (World Economic Forum) corporate minions, once cloaked, have reared their fugly head to crawl out from under their “Black Rock”…
I’m livid….
Well said Tilly!! 🙂
I’m interested in building a simple place on a property that was sold to me in an unorganized township I bought 2 and a half years ago I was told by a lawyer it didn’t say no trailer or home couldn’t be their then suddenly a bunch of little trouble makers said people can’t even have a camper on their places their then they ganged upon a guy wanting to put a camp there then the town said we can’t put anything their barely camp this little dump they call larderlake is trying to realy annoy people I’m lost what can I do
Agreed on what have been mentioned here and we need to move forward to think what can be done in order to start an affordable housing in nationwide lands and living and none living areas. I hope that will give us a good solution to it.
Agreed! Say it louder for the ppl in the back!
Exactly!!
Does a Tiny Home built in the city of Toronto, on its own lot, have to supply a parking spot?
Hey your main photo is my tiny house! Would love to get in contact with whoever wrote the article, love my tiny house!
We sent you an email!
Anyone have a small piece of land for sale in or around Orangeville Ont ??
Email me at [email protected]
Thanks
I’m always amazed at the simplicity of tiny house living. It leaves the door open to enjoy what life truly has to offer free from the boundaries of your ‘bills’. I just can’t seem to get my husband thinking the same way. I love to travel and experience life on the road. He’s a homebody. But when heat and hydro bills alone are pushing $350/mos, taxes are in excess of $2600/yr and the houses are so close you can hear your next door neighbour pass gas from inside his house….something isn’t right.
Does anyone know if these bylaws differ if you live on a seasonal lot?
I’m furious and depressed: forced to quit RN job 20 yrs. Took architecture/welding. Pension payout $300,000 gone: tools education, materials. Forced to rent, couldn’t get mortgage w/ 300k even, so build a tiny home on wheels for $22k over 6 months driveway midtown Ottawa. Nobody willing to buy it even for $35k. We’ve nowhere to park it, have to move it. illegal to even park in driveway now that it’s finished being built. Have to move it to an RV storage place for $100/month. Now almost broke. Sad part: brutal rhumatiod arthritis, but can build at my pace and time. I’ve all the tools, truck, education…can build/design/weld almost anything you think of and to code….forced to look for a minimum wage job. Maybe with my last 20k RRSPs I’ll try to build a unit for 10K and sell it for 19K so i can pay the rent,hydro,water,gas and food. B.Arts: Psych, French. M.A. Linguistics, B.Sc. Nursing. TESL…pretty soon broke and forced to find minimum wage job. want to run a small business selling tiny homes? i’ll build you sell. badgerfactory.com ottawa ontario
So, you still want to see the one that was on your driveway????
Hello, are you selling your tiny home?
I might be interested in the one you are getting rid of
With all the flooding in the Ottawa-Smith Falls area you would think an insurance companies would be renting your tiny home!
Please reach out to me.
I’m interested in building a simple place on a property that was sold to me in an unorganized township I bought 2 and a half years ago I was told by a lawyer it didn’t say no trailer or home couldn’t be their then suddenly a bunch of little trouble makers said people can’t even have a camper on their places their then they ganged upon a guy wanting to put a camp there then the town said we can’t put anything their barely camp this little dump they call larderlake is trying to realy annoy people I’m lost what can I do
We are retiring in a year with little retirement funds. We are looking to buy a few tiny homes on our lot and join them with a hallway, that would be used as storage, coat storage. So we would have one with a bedroom, one with a bathroom/small office and kitchen, and one with a open room. All would be joined on the same lot with a hallway. Is this even possible. Money is tight but i figure we can do this for at least $200,000 complete set uo. What do you think?
Hello. We are a small MobiWood corporation in Ontario. We build tiny houses, both stationary and on wheels. We have our own projects, but we can also build houses according to your wishes. If you are interested, please email us at [email protected]
i also want a tiny house in my backyard.
Hello. We are a small MobiWood corporation in Ontario. We build tiny houses, both stationary and on wheels. We have our own projects, but we can also build houses according to your wishes. If you are interested, please email us at [email protected]
I find it so hard to find a small lot at any decent price these days anywhere in Ontario.
I believe it’s better to just literally go into the woods and build something small there using available wood and brush from the area.
Crown land is where I would go first before looking to buy land.
I take it you have access to a trust fund paying 60k a year so you don’t need to work. If so, you can live off grid in an unincorporated township somewhere around Kirkland lake. No Jobs there, and not much to do.
I’m interested in building a simple place on a property that was sold to me in an unorganized township I bought 2 and a half years ago I was told by a lawyer it didn’t say no trailer or home couldn’t be their then suddenly a bunch of little trouble makers said people can’t even have a camper on their places their then they ganged upon a guy wanting to put a camp there then the town said we can’t put anything their barely camp this little dump they call larderlake is trying to realy annoy people I’m lost what can I do
Government has gone nuts with control and environmental idiots don’t have a clue.
Municipalities push everyone into debt and it’s not right. I say tell the municipalities to f_ck off and have them loose there power.
Anyone built one in their backyard in Toronto, open to sharing challenges/costs?
It goes to show government is just greedy as the everbody esle if not more so. If people in the 1700’s lived in small log cabins we can too, but the government says it has to be 500sq. Ft. When condos are less. Double standard if you ask me.
It’s getting hard to build in certain places for some strange reason that are unorganized or their just trying to control I’m in need of some help with the rights their playing with on my land
Building Official here. I work with the OBC all day every day. I could design the smallest possible OBC compliant home no problem. The real issue is land. When you buy a house in a municipality you usually go to a builder and they have bought lots from a developer. The builder gets your permit and pays your fees. Permit fees are based on square footage so let’s say an 800sqft house will cost you $1000 (I think Toronto is like $16/m.sq). The problem is development charges. Every home pays development charge for city services, roads, water, etc. These fees are upwards of $30000 (I think $80k in places like Toronto) for each property no mater the size of the house or lot. So developers and builders benefit from putting the largest number of the largest houses possible in their development to lose the least amount of money to development charges. This is why you see them building super skinny but tall houses these days, or massive McMansions that stretch right to the property lines. If you went to a developer and asked them to create a community for smaller house they would laugh in your face.
What you really need to campaign for is developers to be socially conscious instead of greedy, and municipalities who offer discounted DC charges for smaller home developments. I’ve been putting this idea in the ears of people at my municipality for years. Raise DCs by 200% for houses that do not promote affordable housing (McMansions, maximum lot coverage, 2ft property lines) and offer a large discount for more desirable housing types that align with sustainable and affordable living (under 200k house value, under x sq.ft., larger setbacks and lower lot coverage).
Thank you Joe for your comment. I bought a 2 acre parcel in Chatsworth Township in 2020. Wanted to build a smaller home and being forced to pay for a minor variance even though Ontario min is 188 sq ft. Minor variance application in 2021 $700, in 2022 $1500, an increase of 115%. Also, have to put up $5000 up front should they have to “defend” you. Likely would end up at $15000. So I’ve been waiting for them to scrap their minimums, while costs continue to rise, which I’ve now been told that Bill 23 does not force them to remove those minimums. Even if they were to get rid of the minimums I suspect they would jack up the development cost. On top of it, I have no hydro and was quoted $75,000 just to bring it in. I am so fed up of being financially raped in Ontario.
HI Joe,
We have a 100 acre farm in North Bruce that I want to build a tiny home community on. We have the land and yes it is zones agriculture but with the housing crisis I would think I could plead my case to address the shortage. I have no interest in making a ton of money but set myself up for an adequate retirement income. We have a name for our charity, we have a good team in place and did I mention we have land! I am looking for guidance on creating a “pitch” so I am getting the attention of municipalities, local MP’s, environmentalists, and anyone else in power that would block a concept addressing the housing shortage.
I keep scrolling all day and let it go, and go back again a month later, and then let it go. I have a “planning” disorder for sure. I can’t stand looking at lots for sale, then what their zoning is, then, how far they are to civilization, and then, if the zoning is right and then…well, you know the routine, it’s driving me absolutely mad. I want to own the land, I want the house built to my specs, and I don’t need a lot of land …so… WTH ? Does this mean, I should just stay where I am and forget this ??
Buy a sailboat of 36 feet and live in a marina.
bring to NB there very nice lot
I would like to see a developer purchase land and build a community in the Niagara Region, exclusive to Tiny Homes. Not a trailer park for seasonal homes on wheels, but permanent , classy, development for retired baby boomers to reflect their years of dedication to their professions and a means to financially enjoy themselves to life’s end.
I tried to get the mayor of Guelph Ontario to create a tiny house subdivision and rent back lots to tiny house owners. He would not do this. I tried to email premier Doug Ford and my email was rejected. The laws need to change to help with the housing crisis. If I could rent an area in a backyard of a homeowner s house to put my tiny home it would benefit both the homeowner and myself. Who do I talk to to try and get the laws changed?
Bang on! I’ve been saying that for years! We baby boomers are getting squeezed into living conditions not desirable for some. For example. I lived in the country, became separated during the time of refinancing my mortgage. Unfortunately and surprisingly, I was not in a high enough income bracket for refinancing with my bank! Therefore I sold and left Ontario and bought a condo which is NOT my desirable living situation! I’m suffocating in a condo with mere windows on one side only, of it. I lived in a rural community North of Toronto, which I loved, now I’m alone in a City without roots and social connections in Alberta! My mother, with last stage Alzheimer’s remains in a Long Term Facility in Ontario. My guilt and despair of leaving her is creeping in. Somehow 5here is something terribly wrong with this picture.
HI
Anyone who is interested in buying a tiny house.
I own a tiny house on wheels made by General Coach
I has been installed in a camping in Alfred Ontario
This cute village is half way between Ottawa and Montreal
I will be selling very soon because I am moving to Costa Rica
The house is less than a year old and has a huge sunspace sunroom attached… a nice deck and it’s in a section separate from seasonal campers
Back yard is wooded
Very quiet
You get to go on the camping site and use the pool and artificial lace.
It is quite beautiful
I love this 2 bedroom one full bathroom and master bedroom has its own powder room
Denise
Hi Denise, do you have an ad some place with more info and pictures?
Just to set the record straight General Coach Canada does not now or has never manufactured a “Tiny Home”. We manufacture “Park Model Trailers” which are CSA Z-241 approved and they are produced for three seasons only. We also manufacture Manufactured Homes built in accordance with CSA Z-240 MH which are intended for year round residency.
The problem with Tiny Homes is that they are approved by no one. There is no CSA code which covers Tiny Homes and they are certainly not built in accordance with the Ontario Building Code.
If in fact your unit was produced by General Coach Canada then I would respectfully suggest that it is either a Park Model Trailer or a Manufactured Home!
Roger Faulkner
President
General Coach Canada
where is it denise
can i bring to NB there very nice place there
n
did u sell your place? reach out to me at email either way.. like to ask questions
How much? Is it mobile n able to move to marmora cpl hrs away
What are you selling it for and do you have pictures you can send
I am desperately looking to buy a tiny house or rv that is on land. Do you have more details?
Looks like you can just buy a trailer and live at Walmart
Realy please let me know where
I’m in Durham Region. Houses are so incredibly stupidly expensive that this should be an easy option for people,however it’s not. Square ft, sewer,water, 1 home on a lot, expensive land, all these requirements make it so costly it’s almost impossibility expensive to move forward for majority of people. My 2 older kids would love something like this and I’d love to help them and see them do it.
So basically you are saying a tiny home can be placed on a plot of your own land and used as a primary residence IF it doesn’t have wheels—these can be taken off easily I assume— and the building meets the rules of the Ontario Building Code and Municipal By-laws(if incorporated land). The devil is in the details of the Ontario Building Code. There must be a lawyer in Ontario who specializes in this type of building?
The devil’s definitely in the details, like you say! Each municipality (and there are 400+ of them in Ontario!) is interpreting things slightly differently and we outlined broad strokes here, but you still must check with your particular municipality. The Tiny Home Show will have several experts in this field!
Also, no wheels and has To be on a concrete pad.
Is iPhone land locked in Chisholm township They have a minimum square foot requirement I have a substantial amount saved babed and it seems impossible to build. I need to figure out how to buy one and put it on my lot
I own land in Chisholm miss type lol
I lived there for 35 yrs.
I also dream about buying a tiny house. I am on disability therefore downsizing and switching to a small house could really help. I live in Niagara Region. I always think if Canada is such a small country that even in a half rural area it is impossible to rent or buy a small plot. Who is sabotaging the development of tiny house movement? Is it so difficult to organize a “park” or a settlement for those who can’t afford a “palace”, but also wants to live somewhat normal life. Canada has always been “about compassion” and we loved this country for it. Is Canada losing one of its most essential traits?..
This problem that we can’t find a place for a tiny house is just a shame! Total injustice! To whom it may concern: please live and let others live. Let Canadians build their lives the way they want. Resolving this problem would help so many families, kids, seniors, people with disabilities, etc. It could save even lives and health of those who literally kill themselves earning money for a “palace” that they don’t even need now.
Dear friends! Let’s organize ourselves and make our voices heard. We need to fight for our less fortunate lives in order to make them more fortunate!
Your comment has inspired me so much that I may make a second Toronto to Ottawa Fundraising walk. Last year took 15 days to walk. That was for Autism awareness and education.
Maybe this year for disability, poverty, and the right to own a tiny home as well as a palace. Why Just palace? A palace is a place that you can call home which is yours, no matter how large or small.
Count me in. Just starting to look into a tiny home because I will never be able to afford decent housing and refuse to pay for over priced apartment/condo living. My guess is the owners of apartment/condo builders are lobbying the politicians responsible for passing building permits. Would this be considered a monopoly hence illegal practices?
This is absolutely rediculious who is doing this they won’t even let me do anything with a dumphole they sold me I need help and answers too
Housing is so unaffordable and I would love to buy a small plot of land and a small mobile home. Preferably in the Hamilton area. I have no clue how to go about this. How do I find out what is allowed in Hamilton?
Go to city hall building department and they will tell you all you need to know about building a tiny home apparently they are ok on laneways and of course you want a serviced lot. Check it out it is worth a try
Linda
Would love to build a small unit somewhere in or around Ottawa. Seems like such a challenge. 🙁
I know of a 2 acre plot for sale for $545K .
Oh yeah especialy since all the floods
I have not heard of anyone in On., being able to build a tiny home on vacant land that they own. The main problem when building tiny homes are the township by-laws that often force you to build a minimum square footage that is usually over 800 sq feet. Thanks for the information. The housing shortage in On., will hopefully help change the narrow minds of municipal officials who make these classist laws!
I have not heard of anyone in On, being able to build a tiny home on vacant land that they own. The main problem when building tiny homes are the township by-laws that often force you to build a minimum square footage that is usually over 800 sq feet.
Any idea when you will be able too occupy a tiny home in a community
Thanks Kindly Robert
Hmmmm…Any listing of potential build sites!?
Thanks.
Joe
Joe, thanks for your comment! We are working on it!! If you subscribe (button at top-right), you will be on the list for the welcome email when it’s live.
Thank you
Maria
Hi, it’s unacceptable that it’s so difficult to find legal, permanent and sustainable parking/full-time living arrangement for families living in tiny houses on wheels (THOW) in Canada/ON. An absolute shame. When can we expect changes?
Couldn’t agree with you more!
You are totally right.
To that I will add: As long as the house is secure and compliant to the minimum requirements for “normal” life, it should be authorized…
Absolutely agree! I’m looking for a place to park my 37′ trailer year round, and having no luck! It’s not officially a ‘tiny home’, but it’s big enough for me, with everything I need, and I’m working on insulating it for winter. I just need a nice spot with good views and connections to utilities (that’s the hard part!)
I’d buy a small lot of land up north, but those bylaws are a real menace! Why should I build an 800’+ home when I already have a home? Just because it’s on wheels it doesn’t count? I think that so long as things like sewage is being properly dealt with (septic or municipal), if I bought the land I should be able to live on it in any structure I want regardless of size or mobility….