Billings zoning for small homes
Township of Billings, a single-tier municipality. Population 753 (2021 census).
Backyard suite
A separate home in the yard of a house: garden suite, laneway suite or coach house, including prefab, modular or container units used this way.
Allowed with limits · Billings’s term: “additional residential unit in an accessory building”
One additional residential unit is permitted in a building accessory to a single detached, semi-detached or rowhouse dwelling, but Additional Residential Unit is listed as a permitted use only in the Village Area (VA) and Residential (R1) zones. Units in an accessory structure follow the general accessory use provisions.
- Where allowed
- Village Area (VA) and Residential (R1) zones [1]
- Number allowed
- One additional unit in the main dwelling and one accessory dwelling unit in an accessory building (s.4.1.1) [1]
- Maximum height
- Residential accessory buildings: 5 m in R1, 4 m in VA [1]
- Setbacks
- Residential accessory buildings: 3 m from all lot lines in R1, 0.5 m in VA [1]
- Separation from house
- Accessory buildings at least 2 m from the main building (s.4.1 d) [1]
- Maximum size
- Accessory structure may not occupy more than 10% of the lot area unless otherwise noted (s.4.1 c) [1]
- Servicing
- Permitted on private services if the private sewage system can accommodate the change in use [1]
- Parking
- 1 space per dwelling unit (additional residential unit, garden suite) [1]
Ontario-wide rule
Ontario law stops municipalities from banning one residential unit in a building ancillary to a detached house, semi-detached house or rowhouse on a parcel of urban residential land, as long as the lot has no more than three units in total. Municipalities still set most other zoning rules, but provincial law limits parking requirements, minimum unit size, lot coverage and separation distances. These units are also exempt from development charges and parkland dedication. [2][3][4]
Tiny home on a foundation
A small house as the main home on its own lot. The key rule is any minimum dwelling size.
Allowed · Billings’s term: “single detached dwelling”
The VA, SR, R1 and RU zone provisions set lot, yard, coverage and height limits but no minimum dwelling floor area for a single detached dwelling.
- Minimum dwelling size
- None set in the VA, SR, R1 or RU zone provisions [1]
- Minimum lot size
- R1: 460 m²; SR: 4,046 m²; RU rural residential: 1,858 m² [1]
Ontario-wide rule
Ontario law sets no minimum total size for a house that is the main dwelling. The Building Code sets minimum room areas, so the smallest compliant dwelling is roughly 17.5 m² by the Province's own estimate. Municipalities may still set minimum floor areas for main dwellings in their zoning by-laws. The provincial ban on minimum sizes covers only additional residential units. [2][5][6][7][8][9][10]
Tiny home on wheels or park model
Living full-time in a tiny home on wheels or a park model home.
Not allowed · Billings’s term: “mobile home / tourist trailer”
Section 4.22 prohibits using a tourist trailer or mobile home for human habitation except as specifically provided, and no zone permits mobile homes or a mobile home park as of right. Mobile homes appear only as site-specific exceptions on individual lots, which required a foundation and removal of axles.
- Where allowed
- Only site-specific exception zones (e.g. VA-1, SR-1, SR-2, SR-7, RU-1) [1]
- Temporary garden suite
- Garden suite is defined (temporary, portable, excludes a trailer) but no zone lists it; temporary use by-laws under s.39 of the Planning Act may be passed [1]
- Approvals
- Recreational trailers and vehicles must be stored and used in accordance with By-law 2021-48 (Recreational Trailers/Vehicles Outside of Tent and Trailer Parks) (s.4.1.5); truck, bus and coach bodies may not be used for human habitation (s.4.1.6) [1]
Ontario-wide rule
Ontario has no single rule for living full-time in a tiny home on wheels. A unit on wheels can count as a 'building' that needs a permit and must meet the Building Code once it stays in one place, is hooked up to services or is anchored. Park model trailers are recognized only as seasonal recreational buildings. Municipalities may allow a portable garden suite under a temporary-use by-law for up to 20 years, with extensions of up to 3 years each. [10][5][2][7][6]
Bunkie or sleeping cabin
A small sleeping building with no kitchen, usually beside a cottage or house.
Allowed with limits · Billings’s term: “guest cabin”
A guest cabin is defined as guest accommodation accessory to a seasonal dwelling with no provisions for cooking, and a maximum of one is permitted per lot. Seasonal dwellings are permitted in the VA, SR (where the road is not maintained year-round) and RU zones.
- Number allowed
- Maximum one guest cabin per lot (s.4.1.2) [1]
- Kitchen
- No provisions for cooking [1]
- Maximum height
- Residential accessory buildings: 5 m in SR and RU rural residential [1]
- Setbacks
- Residential accessory buildings 3 m from all lot lines in SR and RU; 2 m from the main building [1]
Ontario-wide rule
Ontario law has no rule written specifically for bunkies or sleeping cabins. Whether one needs a building permit depends on the Building Code Act's definition of 'building' and the Code's shed exemption. That exemption covers only storage-use sheds, so it does not cover a structure used for sleeping. Municipal zoning rules for accessory buildings still apply. [7][5][2][11]
Official links
Last confirmed October 2026.
Notes and caveats
Sources
- Zoning By-law 2022-57
- Planning Act (Ontario e-Laws)
- O. Reg. 299/19: Additional residential units (Ontario e-Laws)
- Development Charges Act, 1997 (Ontario e-Laws)
- Government of Ontario PDF
- Build or buy a tiny home: Building Code requirements (Government of Ontario)
- Building Code Act, 1992 (Ontario e-Laws)
- O. Reg. 163/24: Ontario Building Code (Ontario e-Laws)
- 2024 Ontario Building Code (Government of Ontario)
- Build or buy a tiny home: permits and inspections (Government of Ontario)
- Building Code updates (Government of Ontario)
Not legal advice
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