Joly zoning for small homes

Township of Joly, a single-tier municipality. Population 293 (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 · Joly’s term: “additional residential unit / rural sleep cabin”

In the Rural (Ru) zone, additional residential units, including one in an ancillary building, and one 'rural sleep cabin' (a separate building containing a dwelling unit) are permitted accessory to an existing dwelling; the Shoreline Residential zone does not list them. Garden suites need a site-specific amendment. [1]

Where allowed: Rural (Ru) zone, accessory to principal uses in s. 6.1 (a)-(c) (s. 6.1 g); not listed in the Shoreline Residential (SR) zone (s. 7.1) [1]
Number allowed: One residential unit in an ancillary building if the house has no more than two units and no other ancillary building has a unit (s. 5.2 b) iii) [1]
Minimum dwelling size: Rural sleep cabin: at least 56 m² (600 sq ft) (ss. 2.84.1, 6.6 e) [1]
Maximum height: Rural sleep cabin: 4.5 m (15 ft) (s. 6.6 d) [1]
Setbacks: Rural sleep cabin: interior side yard 5 m, rear yard 12 m, front yard at least 15 m (s. 6.6) [1]
Temporary garden suite: By site-specific amendment as a temporary accessory use; minimum 56 m² (600 sq ft); not where an additional residential unit already exists (s. 5.2 c) [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 with limits · Joly’s term: “single detached dwelling”

The Rural and Shoreline Residential zones require a minimum floor area of 56 m² for a dwelling. [1]

Minimum dwelling size: 56 m² (600 sq ft) for a single detached dwelling or mobile home in the Rural (Ru) zone (ss. 6.2 h, 6.3 h) and for a dwelling in the Shoreline Residential (SR) zone (s. 7.2 g) [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.

Allowed with limits · Joly’s term: “mobile home / trailer / park model trailer”

A CSA Z240 mobile home on a permanent foundation with running gear removed may be a permanent dwelling in the Rural zone. Trailers and park model trailers may be lived in only temporarily: during construction, seasonally on a vacant lot under a Township trailer licence, or for occasional guests. [1]

Where allowed: Mobile home or factory-built home as a permanent dwelling in the Rural (Ru) zone only (s. 5.16.1) [1]
Minimum dwelling size: Mobile home: at least 56 m² (600 sq ft) ground floor area, fully enclosed to grade, with running water, electricity and sanitary sewage (s. 5.16.1 b, c) [1]
Approvals: Trailers/park model trailers in SR or Ru zones: temporary habitation during construction with a building permit and trailer licence, seasonal use on a vacant lot with a current trailer licence, or occasional guests where a dwelling exists (s. 5.29) [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 · Joly’s term: “guest sleep cabin”

One guest sleep cabin without a kitchen is permitted on a lot with a dwelling or seasonal cottage in the Shoreline Residential zone and with a seasonal cottage in the Rural zone; it may not be used for year-round habitation. [1]

Where allowed: Shoreline Residential (SR) zone (s. 7.1 a) and with a seasonal cottage in the Rural (Ru) zone (s. 6.1 e) [1]
Number allowed: One per lot (ss. 6.1 e, 7.1 a) [1]
Maximum size: 25 m² (269 sq ft) (ss. 2.84, 7.5 d) [1]
Maximum height: 4.5 m (15 ft) (ss. 2.84, 7.5 e) [1]
Kitchen: No kitchen; may contain a bathroom or sink; not for year-round habitation (s. 2.84) [1]
Setbacks: SR zone: 30 m from high water mark, interior side yard 3 m, rear yard 8 m (s. 7.5) [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

Office consolidation to March 21, 2025 (file name 'Zoning Bylaw2026'), including amendments 2024-001 (ARUs/garden suites) and 2025-010. Amendments after March 2025 were not checked.

Sources

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