Garden Suite
Tiny Township, Ontario
Tiny Township is one of Simcoe County’s most distinctive communities for garden suite planning — and one of its most unique. There are no municipal sanitary sewers anywhere in the Township. Every single property is on a private septic system. Before setbacks, before zoning, before design — the septic question comes first on every Tiny Township project.
Confirm all current zoning standards with Tiny Township Planning before proceeding with design. Three outstanding appeals to Zoning By-law 22-075 remain unresolved as of writing — contact Planning for current status if your property may be affected.
Yes. Tiny allows a detached additional unit, but there are no municipal sewers anywhere in the township, so every garden suite here rides on a private septic system. The septic question comes first: can your existing system take the extra flow, or does it need an upgrade? An advanced treatment unit can run $35,000 to $55,000 or more. Run the free septic check →
The one fact that changes every Tiny Township garden suite project: The Township of Tiny has no municipal sanitary sewage systems. This is not a rural-area limitation — it is a Township-wide reality. Every property in Tiny Township, without exception, is serviced by an individual on-site private sewage system. The Township’s own building resources state this explicitly: “The Township of Tiny has no municipal sanitary sewage systems, therefore every property needs to be serviced by an individual on-site private sewage system.” On every garden suite project in Tiny Township, confirming that the existing sewage system can support a second dwelling unit is the first step — before zoning, before setbacks, before a design conversation begins. Read the Ontario garden suite septic guide →
What the Zoning By-law Permits —
and the Temporary Use Distinction
Tiny Township’s Zoning By-law 22-075 came into force in March 2023 via an OLT oral decision. Garden suites are permitted — but there is a distinction worth understanding before you proceed.
Tiny Township — ARU Framework Specifics
The Permanent vs. Temporary Garden Suite Distinction
Tiny Township’s ADU information draws a distinction that matters for how your project proceeds: the Township notes that “A Temporary Use By-law Application would be required if an owner of property wishes to request consideration for a Temporary Use of a Garden Suite on the property.”
Under Ontario’s Planning Act, municipalities historically used Temporary Use By-laws to permit garden suites for a fixed term — typically to house an aging or disabled relative — rather than as permanent rental units. Bill 23 (More Homes Built Faster Act, 2022) changed the provincial framework to permit Additional Residential Units as permanent garden suites as-of-right on parcels of urban residential land. However, Tiny Township’s properties are not on municipal sewer and water — which means they do not fully qualify as “parcels of urban residential land” under the Bill 23 as-of-right framework.
In practice this means: whether your garden suite is treated as a permanent ARU or as a temporary use depends on your intended purpose and your specific lot’s zoning. Contact Tiny Township Planning at planning@tiny.ca before proceeding with any design or permit application. Ask specifically: (1) Does my zone permit a permanent garden suite as an ARU under By-law 22-075? (2) Or does my proposed use require a Temporary Use By-law application? The answer affects your timeline, the approval process, and the long-term flexibility of the unit.
Also confirm whether your specific property is affected by any of the three outstanding appeals to By-law 22-075 — if it is, the by-law may not be in effect on your land and you would be working under the previous zoning bylaw.
Our recommendation for Tiny Township: Before any design work or funding application, contact Tiny Township Planning by email at planning@tiny.ca. Ask specifically about your property address: (1) zone under By-law 22-075, (2) whether permanent garden suites are permitted as ARUs in your zone, (3) whether a Temporary Use By-law is required for your intended use, and (4) whether your property is affected by any of the outstanding By-law appeals. This pre-application conversation is free and will save significant time and cost. Once you have those answers, our $399 + HST feasibility report turns them into a written go/no-go on your exact lot.
Six Rules That Govern Every
Tiny Township Garden Suite Project
1. Sewage System Assessment — Non-Negotiable First Step
The Township explicitly states: “It is imperative to determine if your current system can support a Secondary Dwelling Unit.” A licensed sewage system designer or engineer must assess whether your existing system has adequate capacity for the additional daily flow of a second dwelling unit — and whether any upgrades, expansions, or replacements are required. This assessment must precede any design work. Septic scenarios and costs →
2. Zone First — Then Setbacks
Use Tiny Township’s Interactive Zoning Map (tiny.ca) to determine your property’s zone under By-law 22-075. The zone determines whether a garden suite is permitted as of right and what the dimensional standards are — setbacks from lot lines, maximum height, lot coverage. Each zone has different rules; the numbers are specific to your zone, not generic Township-wide standards. Contact Tiny Planning if you cannot find your zone or read the applicable provisions.
3. Building Permit — Always Required
Building permits are required for all garden suites, accessory apartments, and second dwellings in Tiny Township. Applications are submitted online through Cloudpermit (tiny.ca). In-person submissions are accepted by appointment by calling 705-527-9789. Each type of work requires a separate permit — the building permit for the structure and the sewage system permit for any septic work are distinct applications processed separately.
4. Municipal Water (Where Available)
Tiny Township operates 16 municipal drinking water systems in specific areas of the Township. All other properties are on private wells. If your property is in a municipal water service area, connecting a second dwelling unit will incur additional connection costs — contact the Township Water Department for current fees and process. The connection of a garden suite to the municipal water system requires the Township’s involvement and approval even where water is available.
5. Georgian Bay Shoreline — Check Before Designing
An Interim Control By-law (23-044) has been in effect since May 2023 for lands near the 178-metre contour elevation of the Georgian Bay Shoreline. A formal Zoning By-law Amendment (By-law 25-039) passed in May 2025 was appealed to the OLT, meaning the Interim Control By-law has remained in effect during the appeal period. New structures near the shoreline cannot receive permits while the Interim Control is active. If your property is near the Georgian Bay shoreline, this is a critical constraint to confirm before proceeding. Contact the Township for current status: 705-526-4204.
6. OBC Fire Access — 45m, 1.0m Wide, 2.1m Clearance
The Ontario Building Code fire access requirements apply in Tiny Township exactly as they do everywhere in Ontario: maximum 45m travel distance from the public street to the garden suite entrance, minimum 1.0m clear path width, minimum 2.1m vertical clearance, all-weather surface. On large rural lots with long driveways or forested properties, confirming that the garden suite location meets the travel distance requirement is an important step in the site selection phase. This cannot be waived through a minor variance. Full permit guide →
The Georgian Bay Shoreline Situation —
What It Means Right Now
Tiny Township has some of Ontario’s most spectacular Georgian Bay shoreline. It has also had a contentious regulatory process around shoreline development. If your property is near the bay, this directly affects what you can build right now.
The Interim Control By-law — Confirm Current Status
What it is: Interim Control By-law 23-044 was passed by Tiny Council in May 2023. It prohibits the erection of any structure, fence, or sign on lands in proximity to the 178-metre contour elevation of the Georgian Bay Shoreline.
Status as written: The Township passed a formal Zoning By-law Amendment (By-law 25-039) in May 2025 to establish permanent regulations for these shoreline lands. This amendment was appealed to the Ontario Land Tribunal. During the appeal, the Interim Control By-law has remained in effect, and the Township has been unable to process permits for work within proximity to the 178-metre contour. Confirm the current appeal status directly with the Township before relying on this.
What this means practically: If your property is near the Georgian Bay shoreline and within the area affected by the Interim Control By-law, you may not be able to obtain a building permit for a new garden suite near the shoreline. The extent of the affected area is defined by the 178-metre contour line — not all properties near the bay are necessarily affected, but many are.
What to do: Contact Tiny Township at 705-526-4204 or planning@tiny.ca before any design or planning work if your property is near the Georgian Bay shoreline. Ask whether the Interim Control By-law applies to your specific property and what the current status of the OLT appeal is. Do not assume your property is unaffected until you have confirmed this directly.
Interior lots are not affected: If your property is an interior rural lot with no Georgian Bay frontage, the Interim Control By-law likely does not affect you. Confirm with the Township — but inland Tiny Township lots are generally not within the 178-metre contour constraint area.
NVCA Regulation in Tiny Township
Tiny Township is a member municipality of the Nottawasaga Valley Conservation Authority (NVCA). Properties near watercourses, rivers, streams, ponds, wetlands, steep slopes, floodplains, and the Georgian Bay shoreline may be within NVCA regulated areas.
If your property is in an NVCA regulated area, an NVCA permit is required before the building permit can be issued. This is not optional and the building department cannot issue your permit without the CA permit being in place. Submit the NVCA permit application at the same time as your building permit application — in parallel — to minimize the timeline impact.
As of April 1, 2024, NVCA follows Ontario Regulation 41/24 for permit reviews (updated from the previous regulation). Ensure your application and supporting documents reference the current regulation requirements.
NVCA residents along the Georgian Bay shoreline may additionally need permits from the Ontario Ministry of Natural Resources (MNR) and the Department of Fisheries and Oceans Canada (DFO). For shoreline properties near Wasaga Beach Provincial Park, an Ontario Parks work permit through the MECP is also required for shoreline work. These regulatory layers make shoreline projects significantly more complex.
Check your property’s NVCA regulated area status using the NVCA’s interactive property map at nvca.on.ca, or contact NVCA directly at permits@nvca.on.ca. NVCA can confirm whether your property is regulated and what permits are required for your specific project scope.
Building a Garden Suite in Tiny Township —
The Right Order of Steps
The sequence of a Tiny Township garden suite project is different from an urban Simcoe County project because of the universal private septic requirement and the potential for shoreline or conservation authority constraints. Skipping or reordering these steps is where projects stall.
Confirm Zoning and Shoreline/CA Status
Use the Tiny Township Interactive Zoning Map to confirm your zone under By-law 22-075. Contact Tiny Planning (planning@tiny.ca) to confirm: (a) whether a permanent garden suite is permitted as an ARU in your zone or requires a Temporary Use By-law; (b) whether your property is affected by any of the three outstanding By-law appeals; (c) whether the Georgian Bay Shoreline Interim Control By-law affects your property. Check NVCA’s regulated area map for your property. Do all of this before spending a dollar on design or permits. Our $399 + HST feasibility report does this research for you and delivers it in writing.
Sewage System Assessment — Always Step Two
Engage a licensed sewage system designer or engineer to assess whether your existing on-site septic system can support the additional daily flow of a garden suite. This assessment tells you: (a) whether the existing tank and leaching bed have adequate capacity; (b) whether an upgrade or replacement is needed; (c) whether there is adequate remaining area on your lot for a leaching bed expansion if required; (d) what it will cost. This assessment determines where on the lot the garden suite can actually be sited and shapes the entire design. Full septic scenarios guide →
Apply for County Funding (If Eligible)
If you plan to rent the garden suite at affordable rates and meet the County of Simcoe eligibility criteria, apply to the County Secondary Suites Program (up to $50,000 forgivable loan). Funding is limited and first-come first-served. Apply with a clear project scope and timeline — projects that are ready to proceed are prioritized. Remember: construction cannot begin before written approval. Apply to iah@simcoe.ca or call 705-725-7215. Financing guide →
Apply for NVCA Permit (If Required) — In Parallel
If your property is in an NVCA regulated area, submit your NVCA permit application at the same time as your building permit application — not afterward. NVCA permit review typically adds 6–12 weeks. Submitting in parallel rather than in sequence saves that entire duration. Contact permits@nvca.on.ca and provide your property survey and proposed site plan.
Design and Building Permit Application
A BCIN-registered designer or licensed architect prepares the complete permit package: site plan showing existing septic location, floor plans, elevations, sections, SB-12 energy compliance summary, CSA F280 heat loss calculation, and Mechanical Ventilation Design Summary (MVDS — mandatory under OBC 2024). The septic permit application for any required septic upgrades is a separate submission processed by Tiny’s Sewage System Department. Submit your building permit application online through Cloudpermit at tiny.ca, or in-person by appointment (705-527-9789). Expect approximately 4 weeks review time on a complete application. Full permit document checklist →
Build, Inspect, and Occupy
Construction proceeds under the issued permit with required inspections at each stage. Note: each type of permit is separate in Tiny Township — the building permit, the sewage system permit, and the ESA electrical permit are all distinct and each requires its own inspections. The sewage system must be approved and inspected separately before the building permit can be fully closed. Obtain your occupancy certificate before the unit is legally occupied. Keep all documentation — permit, occupancy certificate, sewage system approval, NVCA permit — with your property records permanently. See the full project timeline →
Tiny Township’s permit timeline is one of the faster in Simcoe County — approximately 4 weeks from complete application to permit issuance on a straightforward project. This is a meaningful advantage. But “complete” is the operative word: an application that is missing the sewage system information, the NVCA permit (if required), or any OBC 2024 compliance document (SB-12, CSA F280, MVDS) is not complete and will not start the 4-week clock. Bring everything on day one.
Septic in Tiny Township —
What Makes It Different from Other Municipalities
Because every Tiny Township property is on private septic, the Township has developed clear procedures and information resources around sewage systems. Understanding what Tiny’s building process looks like for septic-related work helps you plan effectively.
How Tiny Township Handles Septic Permits
In Tiny Township, sewage system permits are issued by the Township’s own Sewage System Department — not by the County. This is different from some other Simcoe County municipalities where the County or Health Unit may be the issuing authority.
Each permit is separate. Your building permit for the garden suite and your sewage system permit for any required septic work are distinct applications, processed separately, each with its own inspections. You cannot combine them under one permit. Both must be in place before construction begins on their respective work.
The sewage system assessment comes before design. Tiny Township’s process emphasizes that the sewage system capability must be confirmed before submitting a building permit application — not as part of the building permit review. Hire a licensed sewage system designer to assess your existing system’s capacity and design any required upgrades before finalising your garden suite’s location or size.
Short-term rental maximum occupancy is tied to septic capacity. For homeowners who intend to short-term rent the garden suite (if licensed under Tiny’s STR program), the Township applies a maximum occupancy rule of two persons per bedroom — which is tied to septic system design capacity. A one-bedroom garden suite on a private septic would be limited to two occupants for STR use. This constraint does not apply the same way to long-term tenancies.
Contact Tiny Township’s Sewage System Department before booking your septic assessment to understand the current submission requirements and standards for sewage system permit applications in the Township.
What the Septic Assessment Will Tell You
A licensed sewage system designer will assess your property and existing system against the Ontario Building Code’s requirements for supporting an additional dwelling unit. The assessment answers four critical questions:
1. Does the existing tank have adequate capacity? The OBC specifies minimum daily flow for a second dwelling unit (approximately 500–600L per bedroom). The existing tank must have capacity for the combined flow of both the main house and the garden suite. Many older tanks in Tiny Township were sized for smaller daily flow requirements from decades ago — they may need to be replaced or supplemented.
2. Is the existing leaching bed adequate? Even if the tank is adequate, the leaching bed must be able to handle the additional effluent. Soil conditions, age of the bed, and available area all factor into this. If the existing bed has failed silently over the years — common in older systems — it will need replacement regardless of the garden suite project.
3. Is there suitable area for additional or replacement leaching bed? OBC clearance requirements — minimum distances from wells, buildings, lot lines, and water bodies — may limit where a new or expanded leaching bed can be installed. On smaller lots near Georgian Bay, this can be a meaningful constraint.
4. What will upgrades cost? Once questions 1–3 are answered, the designer can give you a realistic cost estimate for any required septic work. This is a project cost you need before you can model the project’s financial return. The four septic scenarios and cost ranges →
County Funding and Financing
for Tiny Township Projects
Tiny Township projects are eligible for the same Simcoe County Secondary Suites forgivable loan available across the County. Here is what applies and what to consider for a typical Tiny Township project.
County of Simcoe Secondary Suites Program
Financing Considerations for Tiny Township Projects
Budget for the septic component upfront. On a Tiny Township project, the septic assessment and any required upgrades are real costs that affect your total project budget significantly. The four scenarios range from $0 (adequate existing system requiring only a connection) to $35,000–$55,000+ for a full Advanced Treatment Unit replacement. Know which scenario you are in before modelling ROI or applying for financing. Septic cost scenarios →
The CMHC insured refinancing works well for rural projects. The CMHC Secondary Suite Refinancing program (available since January 15, 2025) allows refinancing up to 90% of the post-renovation appraised value of your property, at 30-year amortization. This works for rural properties with existing mortgages. The increased property value from a completed, permitted garden suite is real — and can support a larger refinance that covers the full construction and septic cost. Full financing guide →
The County forgivable loan and CMHC refinancing can be combined. The $50,000 forgivable loan reduces the amount you need to borrow. Combined with the CMHC refinancing, a Tiny Township project can often be structured to be cash-flow positive from the first tenant placement — even accounting for the higher total project cost of a rural build with septic work. See the ROI math →
Rent control exemption applies here too. Any new garden suite in Tiny Township first occupied after November 15, 2018 is exempt from Ontario’s annual rent increase guideline. You can set rent at market rates and increase at tenancy renewal without being capped at the annual guideline — relevant for long-term financial modelling. If using the County loan, rent is capped at the County’s alternate average market rent for 15 years.
Building a Garden Suite in Tiny Township?
We build across Tiny Township and understand the no-sewer reality, the NVCA regulated areas, the shoreline constraints, and the permit process. We work with local licensed sewage system designers and coordinate the full project from lot assessment through to occupancy. Start with a $399 + HST feasibility report — the septic question is the first thing we’ll help you answer, in writing, in 48 hours, credited toward your build.
Know Before You Spend a Dollar —
The $399 + HST Feasibility Report
A written, property-specific answer researched by a licensed Ontario builder — not a sales call. Delivered within 48 hours. Here is exactly what you get:
- Zoning & setback check for your specific lot — with the bylaw sections cited
- Servicing & septic capacity assessment (the #1 rural deal-breaker)
- Site, equipment access & conservation-overlay review
- Realistic all-in budget and the funding your project qualifies for
- A clear GO / NO-GO verdict, in writing
- Your next three steps, in order