Tay Valley zoning for small homes

Township of Tay Valley, in the County of Lanark. Population 5,925 (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 · Tay Valley’s term: “second dwelling”

Where a single, semi-detached or townhouse dwelling is permitted, either a second dwelling unit inside the house or a second dwelling in an accessory building (but not both) is permitted under s.3.19. The second dwelling must share the principal dwelling's water supply, sewage system and driveway entrance. [1]

Maximum size: 50% of the floor area of the principal dwelling, to a maximum of 80 m² in the Residential and Limited Services Residential zones and 95 m² in the Rural and Agricultural zones (s.3.19.1) [2]
Maximum height: 5 m for a new second dwelling (s.3.19.3) [2]
Separation from house: A new accessory building constructed as a second dwelling shall be separated by less than 12 m from the principal dwelling (s.3.19.3) [2]
Servicing: Must be connected to the same water supply and sewage disposal systems as the principal dwelling; septic system approval required before a building permit (s.3.19.1) [2]
Parking: At least 1 parking space in addition to the principal dwelling's requirement; driveway entrance shared with the principal dwelling (s.3.19.1) [2]
Number allowed: One second dwelling unit or one second dwelling, but not both (s.3.19) [2]
Approvals: Septic system approval, and proof of adequate emergency-services access where the lot is on a private road (s.3.19.1) [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 · Tay Valley’s term: “tiny house dwelling”

The R and RU zones set a 75 m² minimum dwelling unit area, but s.3.28 permits a tiny house dwelling (one below the zone minimum that otherwise meets the Building Code) as a single dwelling in all zones where residential use is a permitted principal use. A sewage system approval is required and accessory buildings on such a lot are limited to 10 m² except a detached garage. [6]

Minimum dwelling size: Zone standard 75 m² (General Residential R, Rural RU); a tiny house dwelling may be below this under s.3.28. The Township's tiny home fact sheet states the minimum is the Building Code minimum of 17.5 m² (188 sq ft) [2]
Where allowed: All zones where a residential use is a permitted principal use, provided the zone standards are met (s.3.28) [2]
Maximum size: On a lot with a tiny house dwelling, no accessory building or structure may exceed 10 m², except a detached garage (s.3.28) [2]
Approvals: Sewage system approval required (s.3.28) [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][7][8][9][10][11][12]

Tiny home on wheels or park model

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

Allowed with limits · Tay Valley’s term: “mobile home / travel trailer / recreational vehicle”

Mobile homes (CSA Z240, on own chassis) are permitted in the Mobile Home Park Residential (RMH) zone, and recreational vehicles, travel trailers and tent trailers may not be used for habitation except in a tourist campground or temporarily during construction of a dwelling. A garden suite is defined as a portable detached dwelling for which a temporary use by-law has been adopted.

Where allowed: Mobile homes: Mobile Home Park Residential (RMH) zone (s.5.4); RVs, travel trailers and tent trailers: tourist campground only, or temporarily during construction (s.3.13) [2]
Temporary garden suite: Defined as a portable detached dwelling on the same lot as the principal dwelling for the housing needs of the family, for which a temporary use by-law has been adopted under the Planning Act (s.2) [2]
Minimum dwelling size: 75 m² dwelling unit area in the RMH zone (s.5.4) [2]
Approvals: A travel trailer, tent trailer or RV may be occupied during construction of a dwelling only while a building permit is in force, with a temporary connection to an approved sewage system, for no more than two years from permit issuance (s.3.26) [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. [12][7][3][9][8]

Bunkie or sleeping cabin

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

Allowed with limits · Tay Valley’s term: “sleeping cabin”

One sleeping cabin is permitted as an accessory use on a lot that abuts a water body and is in a Residential or Rural zone. Other accessory buildings may not be used for human habitation.

Where allowed: Lots abutting a water body in a Residential or Rural zone (s.3.1.10) [2]
Number allowed: One (s.3.1.10) [2]
Maximum size: 25 m² floor area, including attached decks (s.3.1.10) [2]
Maximum height: Single storey (definition); accessory buildings in Residential zones max 5.0 m (s.3.1.6) [2]
Setbacks: Minimum water setback 30 m, or the water setback of the existing dwelling, whichever is greater (s.3.1.10) [2]
Kitchen: No washroom, kitchen or other food preparation facilities (definition of Sleeping Cabin) [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. [9][7][3][13]

Official links

Last confirmed October 2026.

Notes and caveats

The latest office consolidation online is dated October 26, 2018; later amendments may be missing (e.g. By-law 2023-038 on multi-residential/cohousing, which does not touch these sections). Proposed general amendment ZA26-06 (Report PD-2026-08, public meeting August 18, 2026) would replace s.3.19 with an Additional Residential Unit section (up to 2 ARUs, 1 in an accessory structure, max height 6 m, GFA not exceeding the principal dwelling, own well/septic allowed, frontage on a year-round public road required, not on private roads); adoption could not be confirmed. Occupancy restriction s.3.13 cross-references 'Section 3.24' for temporary uses, but temporary uses are in s.3.26 of the consolidation. Whether a tiny house on wheels can qualify as a 'tiny house dwelling' under s.3.28 is not stated in the by-law (the fact sheet pictures one as an example of a tiny home).

Sources

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