Lincoln zoning for small homes
Town of Lincoln, in the Region of Niagara. Population 25,719 (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 · Lincoln’s term: “secondary residential unit (in an accessory structure)”
One secondary residential unit is permitted in a structure accessory to a single detached, semi-detached or townhouse dwelling, provided the main dwelling does not already contain one. Its gross floor area may not exceed 50% of the main dwelling's, and an extra parking space is required. [1]
- Number allowed
- One secondary residential unit in an accessory structure, only if the main dwelling does not already contain a secondary residential unit (s. 3.34(a)-(b)) [2]
- Maximum size
- Gross floor area not greater than 50% of the gross floor area of the principal dwelling (s. 3.34(c)) [2]
- Parking
- One parking space in addition to the dwelling's required parking; may be tandem (s. 3.34(d)) [2]
- Maximum height
- 6 m for accessory buildings in Residential and Agricultural zones (up to 130 m2 in Agricultural zones) (s. 3.5(g)) [2]
- Setbacks
- Accessory buildings in Residential zones: 1 m interior side and rear yard; not in the required front or exterior side yard (s. 3.5(d), (g)) [2]
- Temporary garden suite
- A garden suite is also permitted through a temporary use by-law for up to 20 years (s. 3.38) [2]
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 · Lincoln’s term: “single detached dwelling”
The Residential (HR, R1, R2) and Agricultural zone regulation tables set lot, yard, coverage and height standards but no minimum dwelling floor area for single detached dwellings. Minimum dwelling unit areas appear only in some site-specific exceptions.
- Minimum dwelling size
- None in the general Residential (Table 6.3a) or Agricultural (Table 5.3) zone regulations; some site-specific exceptions set one (e.g. A-76: 100 m2) [2]
- Minimum lot size
- R1 single detached: 425 m2 and 15 m frontage (interior lot); HR: 4,000 m2; Agricultural single detached dwelling lot: 4,000 m2 [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 · Lincoln’s term: “mobile home / recreational vehicle”
A mobile home may only be erected or occupied as farm labour housing in the Agricultural (A) zone or within a mobile home park, or as a temporary residence in the A zone for up to six months; using a recreational vehicle for permanent human habitation is prohibited in all zones. A garden suite can be permitted through a temporary use by-law.
- Where allowed
- Mobile homes only as farm labour housing in the Agricultural (A) zone, within a mobile home park (e.g. site-specific A-6 zone), or temporarily for up to six months in the A zone (s. 3.39) [2]
- Temporary garden suite
- Permitted subject to a temporary use by-law for up to 20 years; must be habitable year round and meet the main dwelling's setbacks (s. 3.38) [2]
- Approvals
- Use of recreational vehicles for permanent human habitation is a use prohibited in all zones (s. 3.43) [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.
Not allowed · Lincoln’s term: “accessory building”
Detached accessory buildings and structures may not be used for human habitation unless provided otherwise in a specific zone; the by-law has no sleeping cabin or bunkie provision. A detached secondary residential unit is the only form of habitable accessory building.
- Approvals
- Accessory buildings and structures not attached to the main building shall not be used for human habitation, except as provided otherwise within a specific zone (s. 3.5(b)) [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
Sources
- Town of Lincoln web page (lincoln.ca)
- Comprehensive Zoning By-law No. 2022-50
- 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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