Leamington zoning for small homes

Municipality of Leamington, in the County of Essex. Population 29,680 (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 · Leamington’s term: “detached additional dwelling unit (urban) / detached additional residential unit (rural)”

On serviced urban residential land, one additional dwelling unit may be in an accessory building, and on rural residential land one additional residential unit may be in an accessory building, each with size, height and location limits. Urban detached units may not have a basement or second storey.

Number allowed: Maximum two additional units per lot, of which one may be in an accessory building (s.4.1.1 d); s.4.1.2 b)) [1]
Maximum size: Urban: 75% of the existing dwelling unit building footprint, excluding attached garages (s.4.1.1 j)). Rural: equal to the existing dwelling building envelope or 102.19 m² (1,100 ft²), whichever is less (s.4.1.2 f)) [1]
Maximum height: Urban: 4.5 m (14.76 ft), no basement or second storey (s.4.1.1 c), j)). Rural: equal to the height of the primary dwelling to a maximum of 10 m (32.81 ft) (s.4.1.2 f)) [1]
Setbacks: Urban: interior side 1.5 m (4.92 ft); rear 1.5 m, or 6 m where abutting a street and 3 m where abutting an alley; maximum lot coverage 15% including other accessory buildings (s.4.1.1 j)-k)) [1]
Separation from house: 2 m (6.56 ft) from other structures; urban rear wall no more than 45 m from street centreline; rural unit within 45 m (147.64 ft) of the primary dwelling (s.4.1.1 j), l); s.4.1.2 f)-g)) [1]
Servicing: Urban: adequate municipal water, sanitary sewer and stormwater services (s.4.1.1); rural: only where adequate services are available (s.4.1.2) [1]
Parking: One additional parking space per unit; tandem permitted (s.4.1.1 e); s.4.1.2 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 · Leamington’s term: “single unit detached dwelling”

The R1 and agricultural zone provisions for single unit detached dwellings set no minimum dwelling floor area. A single unit detached dwelling as defined does not include a mobile home.

Minimum dwelling size: None in R1 (s.6.1.3), A1 (s.22.1.3) or A5 (s.26.1.3) zone provisions [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 · Leamington’s term: “mobile home / recreational vehicle”

Mobile homes are prohibited unless listed as a permitted use in a zone or defined area or allowed by a temporary use by-law, and recreational vehicles may not be used for living or sleeping for more than 15 consecutive days unless in a licensed trailer campground. Garden suites under a temporary use by-law may not be a recreational vehicle or mobile home.

Where allowed: s.4.35: mobile homes prohibited unless listed as a permitted use within the zone or Defined Area, permitted by a temporary use by-law, or under s.4.57; e.g. Defined Area R1-11 permits up to ten fully serviced mobile homes (s.6.2.11) [1]
Where allowed: s.4.8 b): no recreational vehicle used for living, sleeping or eating for more than 15 consecutive days unless located within a licensed trailer campground; s.4.8 a): no bus or transport trailer used for living accommodation [1]
Temporary garden suite: s.4.22: by site-specific temporary use by-law; minimum lot 460 m²; maximum 60 m² (645.85 ft²) and 6 m height; 3 m from rear/side lot lines; agreement with the Municipality; cannot be a recreational vehicle or a mobile home [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.

Not allowed · Leamington’s term: “accessory building”

Accessory buildings shall not be used for human habitation except where a residential dwelling unit is a permitted accessory use. The by-law does not otherwise provide for sleeping cabins.

Where allowed: s.4.1 a): accessory buildings shall not be used for human habitation, except where a residential dwelling unit is a permitted accessory use [1]
Maximum height: Accessory buildings 1 storey; 4.5 m (14.76 ft) in residential zones, 6 m (19.68 ft) in agricultural zones (s.4.1 e)) [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

Consolidation date taken from the page footer stamp '2026-09-04' in the PDF (matches the file name). No official ARU guide page located. Zoning page: https://www.leamington.ca/business/planning-and-zoning/zoning-by-law/ . Bunkie answer reflects s.4.1 a) wording; the by-law has no specific sleeping-cabin provision.

Sources

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