Windsor zoning for small homes
City of Windsor, a single-tier municipality. Population 229,660 (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 · Windsor’s term: “additional dwelling unit in an accessory building”
On urban residential land in zoning districts that permit single unit, semi-detached, duplex or townhome dwellings, one additional dwelling unit may be located in an accessory building, with up to two units in the main building, for a maximum of three units. ADUs are prohibited in development reserve and industrial districts. [1]
- Maximum size
- Maximum gross floor area of the additional dwelling unit in an accessory building: 100 m², inclusive of a basement or cellar (s.5.99.80.5 b) 7) [2]
- Maximum height
- 6.0 m from grade for a flat or low-slope roof (under 20 degrees / under 4/12 pitch, or mansard-type); 8.0 m for other roofs; never higher than the main building (s.5.99.80.5 b) 4-6) [2]
- Setbacks
- New construction or additions: minimum 1.20 m from a rear lot line or side lot line (s.5.99.80.5 b) 3) [2]
- Separation from house
- General accessory building rule: minimum 1.20 m between the accessory building and the dwelling, other than one accessory building of 10.0 m² or less (s.5.10.3) [2]
- Number allowed
- Maximum 2 units in the main building plus 1 in an accessory building (3 total), or 3 in the main building and 0 in an accessory building (Tables 5.99.80.11 and 5.99.80.12) [2]
- Servicing
- Municipal sanitary sewer, municipal electrical service and municipal water service shall be provided to the unit; direct pedestrian access between the unit and a highway is required (s.5.99.80.5 b) 1-2) [2]
- Parking
- 1 space for the first unit; 1 space for the second unit except in a defined older core area (south of the Detroit River, west of Cadillac St./Henry Ford Centre Dr., north of Tecumseh Rd., east of Prince Rd.); no space for the third unit (s.5.99.80.5 c) 3) [2]
- Where allowed
- Prohibited in any development reserve district or industrial district, or where a single unit, semi-detached, duplex or townhome dwelling is not permitted (s.5.99.80.3 a)); total lot coverage of all accessory buildings max 10% of lot area, or 40.0 m² on lots under 400.0 m² (s.5.10.9.10, .15) [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 · Windsor’s term: “single unit dwelling”
By-law 8600 residential district provisions (e.g., RD1.1 to RD1.3) set minimum lot width and area and a maximum main-building gross floor area, but no minimum dwelling floor area. Lands under the former Sandwich South by-law 85-18 differ (see notes).
- Minimum dwelling size
- None in By-law 8600 residential districts. RD1.1 sets a 400 m² maximum main-building GFA (s.10.1.5) [2]
- Minimum dwelling size
- On lands still under By-law 85-18 (former Township of Sandwich South): minimum floor area 92.5 m² (995.69 sq ft) in R1 zone (s.6.1.8); 92.5 m² (996 sq ft) for single family detached dwellings in s.7.1.8 [6]
- Minimum lot size
- Single unit dwelling: RD1.1 450.0 m², RD1.2 360.0 m², RD1.3 270.0 m² [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.
Not allowed · Windsor’s term: “mobile home dwelling / recreational vehicle”
By-law 8600 prohibits a motor home, recreational vehicle, tent trailer or travel trailer as a dwelling unit in any zoning district, and states such vehicles are not a dwelling. 'Mobile home dwelling' is defined but no permitted-use list was found that includes it.
- Where allowed
- s.5.2.20: prohibited in any zoning district: '.2 A hotel, motor home, recreational vehicle, tent trailer or travel trailer as a dwelling unit' [2]
- Where allowed
- By-law 85-18 lands: s.5.14 'Mobile homes shall be prohibited within the Municipality except where specifically listed as permitted uses'; s.5.15 b) trailers may not be used for living or sleeping for more than 60 days in any 10 consecutive months unless in a licensed tourist or trailer camp [6]
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.
Not addressed · Windsor’s term: “accessory building”
By-law 8600 does not address accessory sleeping cabins and has no general prohibition on habitation in accessory buildings. Standard accessory building limits apply: height 3.0 m for flat or low-slope roofs and 5.50 m otherwise, with total accessory coverage of 10% of the lot.
- Maximum height
- 3.0 m from grade (flat or low-slope roof); 5.50 m (other roofs) (s.5.10.9.1-.2) [2]
- Setbacks
- 15.0 m² GFA accessory building: 1.20 m from rear or side lot line; under 15.0 m²: 0.60 m (s.5.10.7) [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
Sources
- Windsor’s guide to additional units
- Zoning By-law 8600
- Planning Act (Ontario e-Laws)
- O. Reg. 299/19: Additional residential units (Ontario e-Laws)
- Development Charges Act, 1997 (Ontario e-Laws)
- City of Windsor PDF (citywindsor.ca)
- Government of Ontario PDF
- Build or buy a tiny home: Building Code requirements (Government of Ontario)
- Building Code Act, 1992 (Ontario e-Laws)
- O. Reg. 163/24: Ontario Building Code (Ontario e-Laws)
- 2024 Ontario Building Code (Government of Ontario)
- Build or buy a tiny home: permits and inspections (Government of Ontario)
- Building Code updates (Government of Ontario)
Not legal advice
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