Lake of Bays zoning for small homes
Township of Lake of Bays, in the District Municipality of Muskoka. Population 3,759 (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 · Lake of Bays’s term: “additional dwelling unit (ADU) in an ancillary structure”
One ADU in an ancillary structure is a permitted use in the Settlement Residential, Settlement Neighbourhood Residential and Settlement Multiple Residential areas (on full municipal servicing), in other Settlement areas, and in the Rural areas. ADUs are not permitted on lots with water frontage. Only one of an ADU, garden suite, sleeping cabin or hunt camp is allowed per lot.
- Where allowed
- Settlement Residential, Settlement Neighbourhood Residential and Settlement Multiple Residential areas with full municipal servicing: two ADUs, one of which may be in an ancillary structure (s. 3.21.1). Other Settlement and Rural areas: one ADU inside the main building and one in an ancillary structure (s. 3.21.2). Not on lots with water frontage (s. 3.21.4). [1]
- Number allowed
- Only one of the following per lot: an ADU, a garden suite, a sleeping cabin (bunkie) or a hunt camp (s. 3.2.2.1) [1]
- Servicing
- The appropriate authority must approve the sewage system(s) for the total sewage flow on the lot (s. 3.21.3(a)) [1]
- Parking
- At least one space per ADU (s. 3.21.3(b)) [1]
- Approvals
- Under the Community Planning Permit system, a planning permit is required unless the development is a fully compliant permitted use that meets every exemption condition in s. 2.14.1(a) (e.g. no natural heritage area, shoreline area, steep slope or hazard lands, and no development of a vacant waterfront lot) [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 · Lake of Bays’s term: “detached dwelling”
The by-law sets no minimum floor area of its own. The minimum gross floor area of any dwelling follows the Ontario Building Code (Division B, 9.5).
- Minimum dwelling size
- Per Ontario Building Code Division B, 9.5 (s. 3.5.1.1); no by-law figure [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.
Not allowed · Lake of Bays’s term: “recreational vehicle / portable structure”
Recreational vehicles used as a permanent residence are prohibited Township-wide. Using any portable structure or vehicle for human habitation is also prohibited, and no planning permit area lists mobile homes as a permitted use. A garden suite may be approved as a temporary use with a Class 1 planning permit in some Rural and Settlement areas.
- Where allowed
- s. 3.19.1(b)–(d): RVs as a permanent residence are prohibited. RV habitation is allowed only for temporary or seasonal stays in a permitted camping establishment, trailer park or mobile home park. Habitation in any portable structure or vehicle is prohibited. [1]
- Temporary garden suite
- Discretionary use in the Rural General and Settlement residential areas (not on lots with water frontage). Needs a Class 1 Planning Permit as a temporary use plus an owner agreement; maximum 85 m² and no larger than the main dwelling; maximum 20 years, extendable in 3-year steps; not for rent (s. 3.25.2) [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 · Lake of Bays’s term: “sleeping cabin (bunkie)”
One sleeping cabin (an accessory building with a washroom but no kitchen) is a permitted use in the Waterfront Residential, Rural General, Rural Limited and Rural Residential areas. It is a discretionary use on waterfront lots in the Settlement residential areas. It cannot be combined with an ADU or hunt camp on the same lot.
- Maximum size
- 54 m² gross floor area; may be over a garage (s. 3.2.6.2) [1]
- Maximum height
- Waterfront areas: 5.6 m for accessory structures other than shoreline structures (s. 4.2.1.4.j) [1]
- Number allowed
- One per lot; not combined with an ADU or hunt camp; not above a boathouse (s. 3.2.6.1, 3.2.6.3, 3.2.6.4) [1]
- Kitchen
- Contains a washroom but no kitchen (definition of 'Sleeping Cabin (Bunkie)') [1]
- Approvals
- Waterfront development on Schedule E2 waterbodies, and development in a shoreline activity area, needs a planning permit (s. 4.2, 2.14.1(a)). In Settlement areas it is a discretionary use under s. 2.16. [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
Sources
- Community Planning Permit By-law 2021-111
- 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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