Kawartha Lakes zoning for small homes
City of Kawartha Lakes, a single-tier municipality. Population 79,247 (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 · Kawartha Lakes’s term: “additional residential dwelling unit (ARU)”
In rural areas one ARU may be in a detached accessory building. The lot must be at least 0.4 ha where only private services exist and must front a year-round maintained public street, and the ARU must be registered. In the four urban areas with full municipal services, up to three ARUs are permitted, including up to two in an accessory building. [1]
- Number allowed
- Rural Zoning By-law: maximum two ARUs per lot, maximum one in a detached accessory building (s.4.2.1). Urban areas (Bobcaygeon, Fenelon Falls, Lindsay, Omemee) with full municipal services: up to three ARUs, up to two in an accessory building (City guide) [2]
- Maximum size
- Floor area equal to or less than the floor area of the principal dwelling unit, excluding attached private garage (s.4.2.8) [2]
- Maximum height
- Accessory building in a Residential zone 5.7 m (s.4.1.4.2); where the ARU is on an upper storey, 10.0 m and no closer than 1.2 m to side and rear lot lines (s.4.2.4) [2]
- Minimum lot size
- 0.4 ha where only private services are available (s.4.2.7) [2]
- Where allowed
- Lot must front an improved public street maintained year-round (s.4.2.6); not in the EP zone, floodplain or minimum water setback (s.4.2.10); not where a garden suite exists (s.4.2.2) [2]
- Parking
- No dedicated parking space required for ARUs; primary dwelling parking (usually two spaces) still applies [3]
- Approvals
- Registration under By-law 2020-162 plus building permit (s.4.2.13; City guide) [3]
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 · Kawartha Lakes’s term: “single detached dwelling”
The Rural Zoning By-law sets no general minimum dwelling floor area in the Hamlet and Rural Residential zones (only some site-specific exceptions do). Two of the urban by-laws set R1 minimums above 37 m²: Fenelon Falls 92 m² for a one-storey house and Bobcaygeon 74 m².
- Minimum dwelling size
- Rural Zoning By-law 2024-113: none in Tables 6-3 to 6-6 (Hamlet and Rural Residential zones) [2]
- Minimum dwelling size
- Fenelon Falls By-law 89-25, R1 zone: 92 m² one storey or split level; 110 m² one and one-half storey; 130 m² two storey [7]
- Minimum dwelling size
- Bobcaygeon By-law 16-78, R1 zone: 74 sq.m. (796 sq.ft.) per dwelling unit [8]
- Minimum lot size
- Rural Residential One: 2,000–4,000 m²; Rural Residential Two/Three: 1,850–2,000 m² on private services (Tables 6-4 to 6-6) [2]
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][9][10][11][12][13][14]
Tiny home on wheels or park model
Living full-time in a tiny home on wheels or a park model home.
Allowed with limits · Kawartha Lakes’s term: “mobile home / recreational vehicle (incl. park model trailer)”
Mobile homes (CSA Z240/Z241) are permitted in the Residential Mobile Home Park (RMH) zone, and a mobile home may also be used as an additional residential dwelling unit. Recreational vehicles, which include park model trailers, are not permitted as seasonal dwellings, and permanent habitation in RV parks is prohibited. Garden suites are available only through a temporary use by-law.
- Where allowed
- Mobile Home and Mobile Home Park permitted only in the RMH zone (Table 6-2); "A mobile home may be used as an additional residential dwelling unit" (s.4.2.5) [2]
- Temporary garden suite
- Only by Temporary Use By-law under s.39 of the Planning Act in Residential or Agriculture zones; max 20 years; one per lot; max floor area 70.0 m²; services shared with principal dwelling; frontage on improved public street (s.4.12) [2]
- Approvals
- RVs used as seasonal dwellings not permitted unless otherwise permitted (s.4.1.7.1); RV park permanent habitation prohibited and park must close 90 consecutive days from January 1 (s.4.28); one mobile home/RV/tourist trailer allowed for up to one year during construction of a permitted dwelling (s.4.1.2) [2]
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. [14][9][4][11][10]
Bunkie or sleeping cabin
A small sleeping building with no kitchen, usually beside a cottage or house.
Allowed with limits · Kawartha Lakes’s term: “private cabin”
A private cabin (a building for sleeping with no cooking or sanitary facilities, accessory to a single detached dwelling) is permitted only in the Rural Residential Two and Three zones. One is allowed per lot, up to 30 m², on a lot meeting the zone's minimum area and frontage. Elsewhere, human habitation of accessory buildings is prohibited unless expressly permitted.
- Where allowed
- Rural Residential Two (RR2) and Rural Residential Three (RR3) zones only (Table 6-2); accessory-building habitation otherwise prohibited (s.4.1.1.2) [2]
- Maximum size
- Maximum floor area of 30.0 m² (s.4.1.6.1) [2]
- Number allowed
- Maximum of one private cabin per lot (s.4.1.6.2) [2]
- Minimum lot size
- Lot must conform to the zone's minimum lot area and frontage (s.4.1.6.3) [2]
- Maximum height
- Accessory building in a Residential zone 5.7 m (s.4.1.4.2) [2]
- Kitchen
- No cooking or sanitary facilities (definition "Cabin, Private") [2]
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. [11][9][4][15]
Official links
- City of Kawartha Lakes website
- Rural Zoning By-law 2024-113
- Kawartha Lakes’s guide to additional units
Last confirmed October 2026.
Notes and caveats
Sources
- City of Kawartha Lakes web page (kawarthalakes.ca)
- Rural Zoning By-law 2024-113
- Kawartha Lakes’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)
- City of Kawartha Lakes PDF (kawarthalakes.ca)
- City of Kawartha Lakes PDF (kawarthalakes.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)
- Building Code updates (Government of Ontario)
Not legal advice
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