Kingston zoning for small homes
City of Kingston, a single-tier municipality. Population 132,485 (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 · Kingston’s term: “accessory house (urban); detached additional rural unit (rural)”
In urban residential zones an accessory house with one dwelling unit is permitted as an accessory use to a house, semi-detached house or townhouse, subject to setback, height, coverage and privacy-fence rules. In the AG, RU, RUR, LSR and HAM zones one detached additional rural unit is permitted on private services, subject to housing constraint overlays. [1][2]
- Where allowed
- Accessory house: Urban Residential, Urban Multi-Unit Residential, HCD1, HCD3, IN2 and DR zones, accessory to a house, semi-detached house, townhouse or place of worship (s.4.29.1). Additional rural units: AG, RU, RUR, LSR and HAM zones (s.4.30.1) [3]
- Number allowed
- Accessory house only on a lot with three or fewer dwelling units in the principal building; maximum one dwelling unit in an accessory house (s.4.29.4). Rural: maximum two additional rural units per lot, of which at most one detached (s.4.30.4) [3]
- Maximum height
- 4.6 m and 1 storey (s.4.29.4.3; s.4.30.4.6); on new plans of subdivision/condominium with rear lane or private street access, lesser of 7.5 m or 2 storeys (s.4.29.4.5) [3]
- Setbacks
- Rear or interior yard only; minimum 1.2 m rear and interior setbacks; front and exterior setbacks of the zone (s.4.29.4.3; s.4.30.4.6) [3]
- Maximum size
- Maximum lot coverage of all accessory buildings 10% in the aggregate (s.4.29.4.3(d); s.4.30.4.6(d)) [3]
- Servicing
- Additional rural units must be connected to private services to the satisfaction of the City (s.4.30.4.2); accessory houses and additional rural units are not permitted in the Loughborough Lake rural constraint area or the urban 'Sewer Capacity' constraint area on Schedule D1 (s.5.4.2) [3]
- Parking
- Urban area: house, semi-detached, townhouse and accessory house share a rate of 1.0 parking space per lot in parking areas PA1-PA4 (Table 7.1.1); rural area: 1.0 per dwelling unit [3]
- Approvals
- Building permit; lots in the 'Water Supply/Water Quality' holding overlay must have the holding symbol removed first (s.5.4.3) [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 · Kingston’s term: “house / tiny house”
The by-law's definition of 'house' includes a tiny house, mobile home and similar housing types, and no minimum dwelling floor area was found in the urban residential or rural zone standards. Tiny houses, modular homes and similar technologies must meet the provisions for the principal residential building (s.6.1.1).
- Minimum dwelling size
- No minimum dwelling unit floor area found in the Urban Residential (UR) or rural (AG, RU, RUR, LSR, HAM) zone standards [3]
- Where allowed
- Wherever a house is a permitted use; 'house' includes a tiny house and mobile home (s.3.8.14; s.6.1.1) [3]
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][7][8][9][10][11][12]
Tiny home on wheels or park model
Living full-time in a tiny home on wheels or a park model home.
Allowed · Kingston’s term: “tiny house / mobile home”
A 'tiny house' (a one-unit house designed to be portable for year-round living) and a 'mobile home' are defined as types of house, permitted wherever a house is permitted and subject to principal-building, accessory-house or detached-rural-unit standards. Recreational vehicles, travel trailers, tent trailers and motor homes are excluded from the definition of dwelling unit.
- Where allowed
- Tiny houses and mobile homes are considered a dwelling unit in a residential building and must meet the provisions for the principal building, a detached additional rural unit (rural) or an accessory house (urban) (s.6.1.1) [3]
- Approvals
- In the rural area a mobile home, tiny house or recreational vehicle may be used as temporary accommodation for up to two years while a permanent dwelling unit is being built on the lot (s.4.14.2.3) [3]
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. [12][7][4][9][8]
Bunkie or sleeping cabin
A small sleeping building with no kitchen, usually beside a cottage or house.
Allowed · Kingston’s term: “bunkhouse”
In the RU, RUR, LSR and HAM rural zones one bunkhouse (seasonal sleeping accommodation, washroom allowed, no kitchen) is permitted as an accessory building. In the urban area accessory buildings may not be used as sleeping accommodation except accessory houses and tiny houses.
- Where allowed
- RU, RUR, LSR and HAM zones (s.4.1.4); not in the urban area (s.4.1.3) [3]
- Number allowed
- One bunkhouse per lot (s.4.1.4) [3]
- Maximum size
- First storey gross floor area more than 10 m² and no more than 37 m², excluding a mezzanine of up to 40% of the first storey (s.4.1.4) [3]
- Maximum height
- Lesser of 4.6 m or 1 storey (s.4.1.4) [3]
- Kitchen
- Bunkhouse may contain a washroom but not a kitchen (s.3.2.18) [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. [9][7][4][13]
Official links
Last confirmed October 2026.
Notes and caveats
Sources
- Kingston’s guide to additional units
- City of Kingston web page (cityofkingston.ca)
- Kingston Zoning By-law 2022-62
- 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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