Mississauga zoning for small homes

City of Mississauga, in the Region of Peel. Population 717,961 (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 · Mississauga’s term: “garden suite (detached additional residential unit)”

One detached additional residential unit (garden suite) plus one attached unit is permitted per lot in the RL, RS, R12 to R14, R16 and RM3 zones, and in the RM5 and RM6 zones on corner and through lots only. Size, height and setbacks are set by Table 4.1.1.14 of Zoning By-law 0225-2007, and two-storey suites are limited to lots over 750 m². [1]

Where allowed: RL, RS, R12 to R14, R16, RM3 zones; RM5 and RM6 only on corner lots and through lots; located in the rear yard (or rear and/or exterior side yard on RL and RS corner lots) (Tables 4.1.1.1 and 4.1.1.14, Article 4.1.1.13) [2]
Number allowed: A maximum of two attached ARUs, or one attached ARU and one detached ARU, per lot (Article 4.1.1.1) [2]
Maximum size: Lots of 550 m² or less: 55 m² floor area (one storey). Lots over 550 m²: 10% of lot area, up to 100 m². Two storeys only on lots over 750 m² (and on through lots, up to 100 m²). The suite's lot coverage may not exceed the primary dwelling's; lot coverage on the lot may be the greater of 45% or the zone limit (Table 4.1.1.14, Articles 4.1.1.6, 4.1.1.9, 4.1.1.11) [2]
Maximum height: To highest ridge: one storey 4.6 m (sloped roof) or 3.0 m (flat roof); two storey 6.8 m (sloped) or 5.8 m (flat); never higher than the primary dwelling (Table 4.1.1.14, Article 4.1.1.11) [2]
Setbacks: One storey: 0.6 m interior side, 1.8 m rear, 2.5 m exterior side. Two storey: 1.8 m interior side, 1.8 m rear, 4.5 m exterior side (Table 4.1.1.14) [2]
Parking: Additional parking spaces are not required for an attached or detached ARU; the lot may have only one driveway (Articles 4.1.1.2, 4.1.1.4) [2]
Approvals: Building permit required, with drawings showing zoning and Building Code compliance, plus site and grading plans; a minor variance from the Committee of Adjustment if zoning is not met. A separate municipal address and an unobstructed path at least 1.2 m wide and 2.1 m high, no more than 45 m from the street, are required [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 · Mississauga’s term: “detached dwelling”

Zoning By-law 0225-2007 sets no minimum dwelling unit floor area for detached dwellings in the general residential provisions or the RL and RS zone regulations. Lot size, setback and coverage standards of the zone apply, and the Ontario Building Code governs the dwelling itself. [2]

Minimum dwelling size: None found in Part 4 general residential provisions (Section 4.1) or the RL and RS zone regulations (Sections 4.2.1 and 4.2.2) [7]

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][8][9][10][11][12][13]

Tiny home on wheels or park model

Living full-time in a tiny home on wheels or a park model home.

Not addressed · Mississauga’s term: “mobile home / trailer / recreational vehicle”

The by-law has no provision on living in a trailer, recreational vehicle or tiny home on wheels and no mobile home zone. It defines a mobile home as a type of detached dwelling, so such a home would have to meet the detached dwelling and zone rules and the Building Code. Trailers and recreational vehicles are addressed only as outdoor parking on residential lots (Subsection 4.1.11).

Where allowed: No zone or provision addresses occupancy. "Mobile Home means a detached dwelling that is designed to be made mobile, and constructed or manufactured to provide a permanent residence" (Part 1, Definitions) [14]
Parking: One trailer or one recreational vehicle may be parked outdoors on a driveway (maximum 5.2 m combined length) or in an interior side yard behind the front wall (maximum 7.0 m), subject to setbacks (Sentences 4.1.11.1.1 and 4.1.11.1.2) [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. [13][8][4][10][9]

Bunkie or sleeping cabin

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

Not addressed · Mississauga’s term: “accessory building”

The by-law does not address sleeping in accessory buildings and contains no bunkie, sleeping cabin or human-habitation provision. Accessory buildings must be used exclusively for an accessory use and are limited by Table 4.1.2.2. Mississauga has no rural or waterfront residential zones. [14]

Maximum size: Per accessory building: 20 m² on lots of 750 m² or more, 10 m² on smaller lots; combined 60 m² or 30 m² (Table 4.1.2.2) [2]
Maximum height: 3.5 m on lots of 750 m² or more, 3.0 m on smaller lots, to the highest point (Table 4.1.2.2) [2]
Setbacks: In the rear yard, 1.2 m to interior side and rear lot lines on lots of 750 m² or more, 0.61 m on smaller lots; not permitted between the front wall of the dwelling and the front lot line (Table 4.1.2.2) [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. [10][8][4][15]

Official links

Last confirmed October 2026.

Notes and caveats

The by-law PDFs are the City's office consolidation: the table of contents is marked 'Revised: 2026 June 30', while the Part 4 general provisions pages are marked 'Revised: 2025 September 30'. The yes/no marks in Table 4.1.1.14 for one- and two-storey suites were read from the rendered PDF page. The City's ARU page says 'Development charges apply to garden suites and additions'. That appears to conflict with Ontario's exemption for additional residential units, so fees are left out. The ARU page also refers to the garden suite rules as By-law 0174-2023, while the consolidation shows later amendments (0048-2025, 0114-2025). The checks for minimum dwelling size and trailer occupancy covered Part 1 (provisions and definitions), Parts 2, 3, 4 (general, RL/RS, RM3), 5, 7 and 9-12. The R12-R14 and R16 zone parts and site-specific exception zones were not checked.

Sources

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