Midland zoning for small homes

Town of Midland, in the County of Simcoe. Population 17,817 (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 · Midland’s term: “additional residential unit (detached)”

The by-law permits up to two additional residential units, one of which may be in a detached building, on lots in residential zones with an existing house, semi, duplex or townhouse. Detached units must meet setback and height limits; no maximum floor area is stated. [1][2]

Number allowed: Up to 2 additional residential units on a lot in a residential zone serviced by municipal water and wastewater; only 1 where full municipal services are not available (s. 3.38.1) [1]
Maximum height: 4.6 m for a detached additional residential unit (s. 3.38.2 c) [1]
Setbacks: Not within the zone's minimum front, interior side or exterior side setbacks; minimum 3.0 m from the rear lot line when in the rear yard (s. 3.38.2 a-b) [1]
Parking: No additional parking required (s. 3.38.3) [1]
Servicing: On serviced lots the unit must connect to Town water and wastewater through the existing dwelling; direct connections not permitted. On unserviced lots, private services subject to Building Code approval (s. 3.38.1 c-d) [1]
Maximum size: No floor-area cap stated; on serviced lots with an ARU, maximum lot coverage for all buildings is 45% (s. 3.38.1 e) [1]
Where allowed: Additional Residential Units are listed permitted uses in residential zones such as R1 and in the Rural (RU) zone (ss. 5.1.2, 9.1.2) [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 · Midland’s term: “detached dwelling unit”

The R1 and Rural (RU) zone standards set lot area, frontage, coverage, setbacks and height but no minimum dwelling floor area. A 70 m² minimum floor area applies only to mobile homes in the Residential Mobile Home (RM) zone. [1]

Minimum dwelling size: None stated for detached dwellings in the R1 (s. 5.1.3) or RU (s. 9.1.3) zone standards [1]
Minimum lot size: R1: 610 m²; RU: 2,000 m² for a detached dwelling unit [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. [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 · Midland’s term: “trailer / mobile home”

Using trailers, motor homes, truck campers or camping trailers as living accommodation is prohibited in all zones except trailer camp areas zoned for that use, and a trailer may not be used as a principal residence. Mobile homes are permitted in the Residential Mobile Home (RM) zone, within mobile home parks. [1]

Where allowed: Mobile Home and Mobile Home Park are permitted uses in the Residential Mobile Home (RM) zone (s. 5.8.2); trailers/campers for living only in trailer camp areas zoned for such use (s. 3.20) [1]
Minimum dwelling size: Mobile home site: floor area minimum 70 m² (s. 5.8.3.2) [1]
Number allowed: Only one trailer, motorized mobile home, truck camper or camper trailer may be parked or stored on a seasonal basis on a lot in any Residential Zone (s. 3.20) [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. [11][6][3][8][7]

Bunkie or sleeping cabin

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

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

No accessory building may be used for human habitation except where specifically permitted, and the by-law does not provide for sleeping cabins or bunkies. A detached building with living space would have to qualify as an additional residential unit. [1]

Maximum height: Accessory buildings in a Residential Zone: 4.0 m (s. 3.8.3) [1]
Approvals: s. 3.8.1: no accessory building shall be used for human habitation, except where specifically permitted in this By-law [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. [8][6][3][12]

Official links

Last confirmed October 2026.

Notes and caveats

Read the Office Consolidation dated August 19, 2026 (amendment log says it includes amendments to August 20, 2026). Section 3.19 still says 'not more than one detached dwelling unit may be erected on any one lot' notwithstanding any other provision, which appears to conflict with the detached ARU permission in s. 3.38; the text does not reconcile them. No official ARU guide found. Bunkie answer reflects the urban/rural by-law; Midland has no waterfront-residential zone that permits sleeping cabins.

Sources

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