The Blue Mountains 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 · The Blue Mountains’s term: “additional residential unit (ARU) in a detached accessory building”

ARUs are permitted in the R1, R2, A, SA and RU zones, in the main building or a detached accessory building, on lots with a single-detached, semi-detached or rowhouse dwelling. The number allowed depends on servicing and lot size, and on Niagara Escarpment Plan lots the ARU must be inside the main building. [1][2]

Number allowed: Full municipal services: up to two ARUs; partial or private services: one ARU on lots under 0.8 ha, two on lots over 0.8 ha; Niagara Escarpment Plan lots: one ARU, within the main building (s.4.1.1) [3]
Maximum size: Gross floor area not more than 50% of the primary residential unit or 100 m², whichever is greater; maximum 2 bedrooms (s.4.1.2) [3]
Maximum height: 5 m; 8 m where the ARU is above another accessory use (s.4.1.3(b)) [3]
Setbacks: Minimum rear yard 1.2 m; other yards as for the main building (s.4.1.3(a)) [3]
Separation from house: Within 50 m of the main building (s.4.1.3(d)) [3]
Where allowed: R1, R2, A, SA and RU zones (Tables 6.1 and 8.1) [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 · The Blue Mountains’s term: “single detached dwelling”

The R1 residential zone standards (Table 6.2.1) set lot area, frontage, yard, coverage and height limits but no minimum dwelling floor area, and none was found for the rural zones.

Minimum dwelling size: No minimum dwelling floor area in the residential zone standards (Table 6.2.1) [3]

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][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.

Not allowed · The Blue Mountains’s term: “trailer / park model home / mobile home”

Using a tent, trailer or motor vehicle for human habitation is prohibited except in a campground, trailer park or mobile home park, and no standard zone permits these parks; they exist only through site-specific exceptions. An ARU excludes a recreational trailer or vehicle, though the definition notes an ARU may be treated as a garden suite where a temporary use by-law is in effect.

Temporary garden suite: 'Garden suite' is defined as a portable detached unit secondary to an existing dwelling; an ARU may be considered a garden suite where an approved temporary use by-law is in effect (s.3 definitions) [3]
Approvals: Prohibited: use of any tent, trailer or motor vehicle for human habitation except in a campground, trailer park or mobile home park (s.4.28(i)) [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. [12][7][4][9][8]

Bunkie or sleeping cabin

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

Not allowed · The Blue Mountains’s term: “accessory building”

No accessory building or structure may be used for human habitation unless expressly permitted, and the by-law does not provide for sleeping cabins. Boathouses are also barred from human habitation.

Maximum height: Accessory buildings 4.5 m (s.4.3(i)) [3]
Approvals: No accessory building or structure can be used for human habitation unless expressly permitted by the By-law (s.4.3(b); s.4.28(ii)); boathouses shall not be used for human habitation (s.3 definition) [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. [9][7][4][13]

Official links

Last confirmed October 2026.

Notes and caveats

The May 9, 2024 office consolidation (includes ZBA 2024-31 on ARUs) is still the version linked from the Town's Zoning Information page as of 2026-10; later amendments, if any, are not reflected. Part of the Town is under Niagara Escarpment Development Control administered by the Niagara Escarpment Commission. Some page footers still show 'Office Consolidation Version: June 13, 2023'.

Sources

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The Blue Mountains 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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