Springwater zoning for small homes

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 · Springwater’s term: “additional residential unit in a detached accessory building”

One additional residential unit may be located in a detached accessory building on lots zoned to permit a single detached, semi-detached or townhouse dwelling, with a maximum of two additional units per lot. They are not permitted in the Residential Seasonal (RS) zone or in floodplain or natural hazard areas. [1][2]

Number allowed: Maximum two ARUs per lot: one in the primary dwelling and one in a detached accessory building (s.3.48.1 b) [3]
Maximum size: 40% of the total gross floor area of the primary dwelling, to a maximum of the permitted accessory building floor area for the zone or '115 sq.ft. (1238 sq.ft.)', whichever is less (s.3.48.3 a, text as printed) [3]
Maximum height: Two storeys, not exceeding the height of the primary dwelling, to a maximum of 4.5 m (14.76 ft) (s.3.48.3 c) [3]
Setbacks: Primary dwelling setbacks of the zone apply; not in a front yard or required exterior side yard (front yard permitted in A and RC zones) (s.3.48.3 d–f) [3]
Separation from house: Minimum 1.5 m between the ARU building and any other structure on the lot (s.3.48.3 g) [3]
Parking: One parking space per ARU in addition to the primary dwelling's parking; tandem permitted (s.3.48.1 c) [3]
Where allowed: Not permitted in the Residential Seasonal (RS) zone, in floodplain or natural hazard areas, or on lots used for a bed and breakfast or group home (s.3.48.1 e–g) [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 with limits · Springwater’s term: “single detached dwelling”

The residential, rural residential and agricultural zones require a minimum dwelling unit ground floor area of 100 m2, which may be reduced to 80% for a 1½ or 2 storey dwelling. [7]

Minimum dwelling size: 100.0 m2 (1,076.43 ft2) minimum ground floor area – Residential (R1) zone; may be reduced to 80% for a 1-1/2 or 2 storey dwelling (s.4.3.9) [8]
Minimum dwelling size: 100 m2 (1,076.43 ft2) minimum ground floor area – Rural Residential (RR) zone (s.13.3.6) [9]
Minimum dwelling size: 100 m2 (1,076.43 ft2) minimum ground floor area – Agricultural (A) zone, single detached dwelling provisions (s.33.3.14.1 e) [10]

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][11][12][13][14][15][16]

Tiny home on wheels or park model

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

Needs approval · Springwater’s term: “garden suite (temporary use by-law)”

Human habitation is prohibited in recreational trailers in all zones; the definition of recreational trailer includes park model trailers, and no mobile home park zone was found. A portable garden suite may be permitted through a temporary use by-law. [17]

Temporary garden suite: A garden suite (1-unit detached residential structure with bathroom and kitchen, ancillary to an existing single detached dwelling and designed to be portable) may be permitted by Temporary Use By-law and may be subject to an agreement (s.3.38) [3]
Approvals: 'In all zones, human habitation is prohibited in a recreational trailer, commercial trailer, auto trailer, boat or boat trailer' (s.3.43.9); recreational trailer includes a park model trailer (s.35.180) [3]

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. [16][11][4][13][12]

Bunkie or sleeping cabin

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

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

No accessory building or structure may be used for human habitation except where a dwelling is a permitted accessory use. No bunkie or sleeping cabin provision was found.

Maximum height: Detached accessory buildings: no higher than the dwelling, to a maximum of 4.5 m (14.76 ft) (s.3.7.5 b) [3]
Maximum size: Residential Seasonal (RS) zone: total accessory buildings max. 65 m2 (699.68 ft2) (s.14.3.9) [7]
Approvals: 'No accessory building or structure shall be used for human habitation except where a dwelling is a permitted accessory use' (s.3.7.7) [3]

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. [13][11][4][18]

Official links

Last confirmed October 2026.

Notes and caveats

The complete consolidation (2022-07-05, amendments to 5000-275) is out of date. Answers rely on the section PDFs on the zoning page: Section 3 General Provisions (2025) and Section 35 Definitions (2025). Section 3 already includes the ARU text of By-law 5000-406 (passed 21 May 2025), which replaced 5000-329. The ARU size cap is printed in both s.3.48.3 a) and the 5000-406 notice as '115 sq.ft. (1238 sq.ft.)', a typo whose intended unit is not stated (1,238 sq ft is about 115 m2). Section 3.11.2 c) (detached accessory dwelling) is also garbled: '11 m2 (1,076.43 ft2)'. A 2026 housekeeping amendment (ZB-2026-008, draft only) would revise s.3.7.7 to allow habitation where 'an additional residential unit or accessory dwelling' is permitted, and would add 'motor home' to the recreational trailer definition. Zone section PDFs carry various dates (some marked 2018).

Sources

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Springwater zoning for small homes

Backyard suite

Ontario-wide rule

Tiny home on a foundation

Ontario-wide rule

Tiny home on wheels or park model

Ontario-wide rule

Bunkie or sleeping cabin

Ontario-wide rule

Official links

Sources

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