Kenora zoning for small homes

City of Kenora, a single-tier municipality. Population 14,967 (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 · Kenora’s term: “secondary dwelling unit / additional residential unit”

A secondary dwelling unit is permitted in an ancillary building on lots with a single-detached, semi-detached or multiple attached dwelling in the R1, R2, R3 and SH zones, where it must be connected to municipal water and sewer, and on lots with a single-detached dwelling in the RU and RR zones, where one unit is allowed. A building permit is required. [1]

Where allowed: Urban: R1, R2, R3 and SH zones (s.3.28.1). Rural: RU and RR zones, on lots containing a single-detached dwelling (s.3.28.2) [2]
Number allowed: Urban zones: maximum two secondary dwelling units per lot, of which one may be in an ancillary building. Rural zones: maximum one per lot [2]
Servicing: Urban zones: must be connected to both municipal water and municipal sewage services. Rural zones: units with washroom, laundry or kitchen facilities must be connected to private sewer and water services approved by the Northwestern Health Unit [2]
Maximum size: Rural zones: habitable floor area in an ancillary building not to exceed 70 m². All zones: must have a smaller gross floor area than the primary residential unit (definition) [2]
Maximum height: Accessory buildings: 7.0 m (s.3.34.1) [2]
Setbacks: Accessory buildings: not closer than 1 m to any interior side or rear lot line; not in the required front or exterior side yard; total accessory coverage max 10% of lot area (s.3.34.1) [2]
Separation from house: Accessory buildings not within 2 m of the main building (s.3.34.1) [2]
Parking: Per s.3.23; one required space for the secondary unit may be stacked behind the host dwelling's required parking in the driveway (s.3.28.3) [2]
Approvals: Building permit [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. [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 with limits · Kenora’s term: “single-detached dwelling”

The zoning by-law sets a minimum gross floor area for permitted uses in residential and rural zones: 80 m² in R1, R2 and RR, 90 m² in RU and 65 m² in the SH (Small Home) zone.

Minimum dwelling size: Gross floor area (minimum): R1 80 m², R2 80 m², RR 80 m², RU 90 m², SH (Residential – Small Home) 65 m², RM 60 m² [2]
Where allowed: Modular homes are permitted in R1, RR, RU and SH; in R1 and SH they must be a minimum width of 6 m [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. [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 · Kenora’s term: “mobile home / trailer / recreational vehicle”

Mobile homes certified to CSA Z240 are a permitted use in the Residential – Mobile Home (RM) zone and the Rural (RU) zone. A recreational vehicle or trailer may not be occupied while parked or stored on a lot, and a dwelling excludes recreational vehicles, trailers and motor homes.

Where allowed: Mobile home: permitted use in the RM (Residential – Mobile Home) zone, which requires piped municipal sewer and water, and in the RU (Rural) zone [2]
Minimum dwelling size: Minimum gross floor area: RM 60 m²; RU 90 m² [2]
Approvals: "Any recreational vehicle or trailer shall not be occupied while parked or stored on a lot" (s.3.6 e); does not apply within a campground [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. [11][6][3][8][7]

Bunkie or sleeping cabin

A small sleeping building with no kitchen, usually beside a cottage or house.

Allowed · Kenora’s term: “sleep cabin”

One sleep cabin, without kitchen facilities, is permitted on a lot with a single-detached dwelling in the Rural (RU), Rural Residential (RR) and Black Sturgeon Lake (BSL) zones. It is not listed for the urban residential zones.

Where allowed: RU, RR and BSL (Black Sturgeon Lake Restricted Development Area) zones (s.3.13.1, 3.32) [2]
Maximum size: Habitable floor area not to exceed 53.5 m² (s.3.32); s.3.28.2(e) separately caps a sleep cabin in an ancillary building in RU/RR at 70 m² [2]
Number allowed: Maximum one sleep cabin per lot, and only if no other ancillary building contains residential units or sleeping quarters [2]
Kitchen: Sleep cabins shall not be equipped with kitchen facilities [2]
Maximum height: Accessory buildings 7.0 m; a sleep cabin may be on the second floor of a detached garage under 7 m in height; not in a boathouse [2]
Servicing: Sleep cabins with washroom, laundry or kitchen facilities must be connected to private sewer and water services approved by the Northwestern Health Unit [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. [8][6][3][12]

Official links

Last confirmed October 2026.

Notes and caveats

Consolidation dated 20 February 2026 (page footers say 'Updated February 19, 2026'). Sleep cabin size is stated inconsistently: s.3.32 and the BSL provisions say 53.5 m²; s.3.28.2(e) says a secondary dwelling or sleep cabin in an ancillary building in RU/RR may not exceed 70 m². The by-law does not mention garden suites or s.39.1 temporary use for garden suites. A new Official Plan and Zoning By-law are in progress (WSP); per the City's review page the final Zoning By-law is targeted for spring 2027: https://www.kenora.ca/build-and-invest/planning-and-development/official-plan-zoning-by-law-and-cip-review/

Sources

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