Georgina zoning for small homes
Town of Georgina, in the Region of York. Population 47,642 (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 · Georgina’s term: “additional residential unit (ARU) in a detached building”
Under both Zoning By-law 500 (settlement areas) and Zoning By-law 600 (countryside), one additional residential unit may be located in a detached building on a lot with a permitted house, to a maximum of three dwelling units per lot. ARUs must be registered with the Town, and septic restrictions apply within 100 m of the Lake Simcoe shoreline or a permanent stream. [1][2]
- Number allowed
- One ARU in a detached building; maximum three dwelling units per lot (By-law 500 s.5.50(b); By-law 600 s.6.2(a)) [3]
- Maximum size
- By-law 500, Rural zone: lesser of 150 m² or 40% of the residential floor area of the existing house (s.5.50(c)(viii)). By-law 600: lesser of 150 m² or 40% of the existing house's residential floor area (s.6.2(b)(iv)) [3]
- Maximum height
- By-law 500: accessory building heights in s.5.1(f) — lots under 600 m²: 3 m (peaked roof 4.5 m to peak); lots 600 m² or more: 4.5 m (peaked roof 6 m to peak). By-law 600: 7.5 m (s.6.2(b)(iii)) [3]
- Separation from house
- By-law 500: not less than 3 m and not more than 50 m (s.5.50(c)(ii)). By-law 600: no closer than 2 m and no further than 50 m (s.6.2(b)(ii)) [3]
- Setbacks
- By-law 500: minimum 1.2 m from rear and interior side lot lines; not in a front or side yard (s.5.50(c)(iv)-(v)) [3]
- Servicing
- Not permitted on a private septic system within 100 m of the Lake Simcoe shoreline or a permanent stream unless the existing house's septic system can accommodate it (By-law 600 s.6.2(a)(ii); also summarized for By-law 500 in the Town ARU guide) [1]
- Approvals
- ARUs must be registered with the Town (By-law 600 s.6.2(a)(viii); ARU guide) [2]
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. [4][5][6]
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 with limits · Georgina’s term: “single family dwelling”
Both zoning by-laws set a minimum floor area for single family dwellings well above 37 m², ranging from 100 m² to 140 m² depending on zone and lot size. [7][1]
- Minimum dwelling size
- By-law 500 s.6.1(g): RU zone 112 m²; ER zone 140 m²; other zones 100 m² (lots under 4,000 m²) or 112 m² (lots 4,000 m² or more) [7]
- Minimum dwelling size
- By-law 600 s.6.1(g): R zone 100 m² (lots under 4,000 m²) or 112 m² (lots 4,000 m² or more); all other zones 140 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. [4][8][9][10][11][12][13]
Tiny home on wheels or park model
Living full-time in a tiny home on wheels or a park model home.
Needs approval · Georgina’s term: “recreational vehicle / trailer / garden suite”
Both by-laws prohibit using a trailer or similar structure for human habitation, whether or not it is on wheels, and define recreational vehicles (including park model trailers) as temporary accommodation; recreational vehicle parks are for overnight or short-term use. Garden suites appear only as site-specific temporary use permissions under section 39 of the Planning Act. [14][15]
- Where allowed
- No trailer or structure other than a lawfully erected dwelling unit may be used for human habitation, whether or not mounted on wheels (By-law 500 s.5.40; By-law 600 s.5.41) [3]
- Where allowed
- By-law 600 s.5.29: use, parking or storage of recreational vehicles is restricted to the CR zone (with limited exceptions); recreational vehicle parks are defined as used on an overnight or short-term basis [1]
- Temporary garden suite
- Permitted only by site-specific by-law; e.g. By-law 500 s.28.5.209 (3430 Pollock Road) permits one garden suite of up to 108 m² under section 39 of the Planning Act until July 13, 2036 [16]
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. [13][8][4][10][9]
Bunkie or sleeping cabin
A small sleeping building with no kitchen, usually beside a cottage or house.
Not allowed · Georgina’s term: “accessory building”
Zoning By-law 600 (countryside area) states that an accessory building shall not be used for human habitation except for an additional dwelling unit. Zoning By-law 500 (settlement and lakeshore areas) does not expressly address sleeping cabins; its accessory building rules apply. [3]
- Where allowed
- By-law 600 s.5.1(a): an accessory building or structure shall not be used for human habitation except as provided for in Section 6.2 (additional dwelling units) [1]
- Maximum height
- By-law 500 accessory buildings in Residential zones (s.5.1(f)): lots under 600 m² 3 m (4.5 m to peak); lots 600 m² or more 4.5 m (6 m to peak) [3]
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. [10][8][4][17]
Official links
Last confirmed October 2026.
Notes and caveats
Sources
- Town of Georgina PDF (georgina.ca)
- Town of Georgina PDF (georgina.ca)
- Town of Georgina PDF (georgina.ca)
- Planning Act (Ontario e-Laws)
- O. Reg. 299/19: Additional residential units (Ontario e-Laws)
- Development Charges Act, 1997 (Ontario e-Laws)
- Town of Georgina PDF (georgina.ca)
- 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)
- Town of Georgina PDF (georgina.ca)
- Town of Georgina PDF (georgina.ca)
- Town of Georgina PDF (georgina.ca)
- Building Code updates (Government of Ontario)
Not legal advice
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