Innisfil zoning for small homes
Town of Innisfil, in the County of Simcoe. Population 43,326 (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 · Innisfil’s term: “detached accessory dwelling unit / garden suite”
Detached accessory dwelling units are permitted as an accessory use to single-detached, semi-detached and street townhouse dwellings in the permitted residential and agricultural zones, subject to size, height, setback and parking standards in Section 3.5. They are not permitted on lots with a private septic system within 100 m of the Lake Simcoe shoreline, in the Cookstown Settlement Area until servicing capacity is available, or in natural hazard areas. [1][2]
- Maximum size
- 50% of the gross floor area of the principal dwelling, up to 100 m² gross floor area; detached units in a rear yard limited to 50 m² building footprint each and a combined 50% of the rear yard (s.3.5 b, j) [1]
- Maximum height
- Height of the principal dwelling or 6 m, whichever is less (s.3.5 g) [1]
- Number allowed
- Maximum 2 accessory dwelling units per lot; up to 2 detached units on lots of at least 1,000 m², otherwise 1 (s.3.5 a, h) [1]
- Setbacks
- Not in the front yard; minimum 1.2 m from rear and side lot lines; 3 m from exterior side lot line; no more than 60 m from the principal dwelling; 1 m unobstructed path to the entrance (s.3.5 i-l) [1]
- Parking
- Minimum 2 off-street spaces with 1 accessory unit and 4 with 2 accessory units; tandem parking permitted (s.3.5 f) [1]
- Servicing
- Not permitted on a lot serviced by a private septic system within 100 m of the Lake Simcoe shoreline; not permitted in the Cookstown Settlement Area until sufficient servicing capacity is available (s.3.5 m, n) [1]
- Approvals
- Building permit; each unit must be registered with the Town (s.3.5 p). The Town states registration happens automatically after the permit's completion inspection [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. [3][4][5]
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 · Innisfil’s term: “single detached dwelling”
The residential (RE, RR, R1, R1A, R2, R3) and agricultural zone regulations do not set a minimum dwelling floor area for single detached dwellings. The by-law's definition of dwelling requires placement on a permanent foundation and excludes travel trailers and mobile homes. [1]
- Minimum dwelling size
- No minimum dwelling floor area in Table 4.2a residential zone regulations; a 47 m² minimum applies only to residential units in certain mixed-use zones (MU3, MU4, MU5), and 74 m² minimum gross floor area applies to homes in the Residential Special Community (RSC) zone [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. [3][6][7][8][9][10][11]
Tiny home on wheels or park model
Living full-time in a tiny home on wheels or a park model home.
Allowed with limits · Innisfil’s term: “modular home / Residential Special Community”
The definition of dwelling excludes travel trailers, mobile homes, tourist trailers and campers. Factory-built homes transported on their own chassis are provided for only in the Residential Special Community (RSC) zone, and only if built to CSA A277 (Z240 mobile home and park model trailers are excluded). [1]
- Where allowed
- RSC zone, described as providing for mobile/modular home parks; permits modular homes and single detached homes on individual sites (minimum site 372 m², minimum gross floor area 74 m²) (s.4.1.1, 4.1.2) [1]
- Definition
- Modular home definition: designed for long-term year-round occupancy; excludes park model mobile home trailers, travel trailers and tent trailers; CSA Z240/Z241 units not permitted (s.2.132) [1]
- Temporary garden suite
- A garden suite (portable one-unit detached residential structure) may be permitted subject to the accessory dwelling unit provisions of s.3.5 and may be subject to an agreement with the Town (s.3.19); several site-specific temporary garden suite permissions appear in the zone exceptions [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. [11][6][3][8][7]
Bunkie or sleeping cabin
A small sleeping building with no kitchen, usually beside a cottage or house.
Allowed with limits · Innisfil’s term: “sleeping cabin”
A sleeping cabin (accessory building for temporary accommodation with no kitchen or washroom) is permitted only as an accessory structure on lots zoned with the waterfront "W" suffix. It must meet the principal dwelling's rear and side yard setbacks and the general accessory building rules. [1]
- Where allowed
- Only on lots zoned with the "W" (waterfront) suffix (s.3.40.1) [1]
- Kitchen
- Must not contain a kitchen or washroom (definition s.2.204) [1]
- Maximum size
- Accessory buildings limited to 50 m² gross floor area or footprint in any residential zone except Rural Residential; total detached accessory lot coverage 10% (20% with a pool) (s.3.3 a, b) [1]
- Maximum height
- Height of the principal building or 5.0 m, whichever is less (s.3.3 f) [1]
- Setbacks
- Rear and side yards equal to those required for the principal dwelling (s.3.40.2, 3.40.3) [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. [8][6][3][12]
Official links
Last confirmed October 2026.
Notes and caveats
Sources
- Zoning By-law 080-13
- Innisfil’s guide to additional units
- 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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