Tiny zoning for small homes

Township of Tiny, in the County of Simcoe. Population 12,966 (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 with limits · Tiny’s term: “additional dwelling unit (detached accessory structure)”

Additional dwelling units, including one in a detached accessory building, are permitted in the RR, CR, HR, GL, A and RU zones. They are not permitted in the Shoreline Residential (SR) or Limited Service Residential (LSR) zones. The lot must front on a public street, and the by-law treats a garden suite as an additional dwelling unit. [1]

Number allowed: Max two additional units per lot: one in the principal dwelling and one detached (excluding a bunkie or boathouse) (s.2.2.1 a) [2]
Maximum size: Gross floor area no more than 45% of the principal dwelling unit's gross floor area (s.2.2.3 b) [2]
Maximum height: 5.0 m for any detached accessory building (s.2.1.3) [2]
Setbacks: Minimum 3.0 m from rear and interior side lot lines; not in the front yard except in the A, RU, GL, RR, CR or FD zones (s.2.2.3) [2]
Separation from house: No more than 30 m from the principal dwelling, except in the A, RU or GL zones (s.2.2.3 c) [2]
Parking: 1 parking space per additional dwelling unit (Table 3.2) [2]
Servicing: Must connect to municipal water where available, with Township confirmation of capacity (s.2.2.1 e) [2]
Where allowed: Lots fronting a public street with a single detached, semi-detached or townhouse dwelling; listed as permitted in the RR, CR, HR, GL, A and RU zones (Tables 4.2, 4.5) [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 · Tiny’s term: “single detached dwelling”

The residential zone standards (Table 5.2) and the agricultural/rural standards (Table 5.5) set no minimum dwelling floor area. [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][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.

Needs approval · Tiny’s term: “garden suite / trailer”

Using a tent, trailer or motor vehicle for human habitation is prohibited except in a trailer park (s.2.23 a). Trailer parks are seasonal-only and are permitted only by site-specific exceptions (RU-125, RU-126). A garden suite, which the Township says is typically a mobile home, requires a temporary use by-law under the Planning Act, and the by-law's temporary use table includes garden suites and one expired permission for a trailer used for habitation. [2]

Temporary garden suite: Garden suite only on a lot with an existing primary residential use, through a temporary use by-law under the Planning Act; the Township says this can be for up to 20 years [1]
Where allowed: Trailers for habitation only in a trailer park (seasonal occupancy only); a mobile home or RV may serve as a temporary dwelling for up to 2 years while a dwelling destroyed by fire or an Act of God is rebuilt (s.2.31.1 b) [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. [11][6][3][8][7]

Bunkie or sleeping cabin

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

Allowed with limits · Tiny’s term: “bunkie”

One bunkie is permitted on a lot in the Shoreline Residential (SR) or Limited Service Residential (LSR) zone (s.2.1.5). In other zones, detached accessory buildings may not be used for sleeping unless the by-law specifically permits it (s.2.1 b).

Number allowed: One per lot (SR and LSR zones) [2]
Maximum size: Ground floor area no more than 30 m², not counting a covered porch or deck (s.2.1.5 a) [2]
Kitchen: No kitchen facility; not used for profit (s.2.1.5) [2]
Setbacks: 8.0 m from front and exterior lot lines; 3.0 m from interior side and rear lot lines (s.2.1.5) [2]
Maximum height: 5.0 m for any detached accessory building (s.2.1.3) [2]
Where allowed: Shoreline Residential (SR) and Limited Service Residential (LSR) zones; must also comply with the shoreline setback rules in s.2.30 where applicable [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. [8][6][3][12]

Official links

Last confirmed October 2026.

Notes and caveats

Consolidated August 28, 2026. 22-075 came into effect March 24, 2023 by OLT oral decision; it is not in effect for lands and matters under the one outstanding appeal. The Township zoning page says Interim Control By-law 23-044 (May 29, 2023, amended by 23-048) bars new structures near the 178 m contour of the Georgian Bay shoreline; whether it is still in force in 2026 was not confirmed. Some lots have site-specific bunkie exceptions (e.g. GL-117, SR-131, SR-132).

Sources

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