Services

One team, from feasibility to keys.

Whether you want a fully custom architectural build or a fast, predictable modular install, Modular X owns the full scope — design, permits, construction, and connections.

How Modular Works

We prep the slab. The module lands on top.

A section-view of the modular install: on-site slab and utilities in parallel with a factory-built module, craned into place in a single day.

Modular install section view — factory-built module craned onto prepared concrete slab with utility stubs

Full Custom Builds

Foundation-up, fully bespoke.

For homeowners who want a distinctive design or have a lot with unique constraints. We handle architecture, engineering, permits, and site build with a single accountable team.

◆Custom architectural design & material selection
◆Structural engineering & site-specific detailing
◆Finish standard matched to your primary home
◆Ideal for irregular lots & premium properties

Modular Builds

Site prep + slab. Factory-built unit on top.

We prepare the site and pour the concrete slab while your suite is built off-site in a controlled factory environment. The finished unit is then craned into place — cutting timelines and weather risk dramatically.

See the drawings on our pre-approved plans, or start with garden suites in Toronto.

◆Off-site & on-site work run in parallel
◆Predictable, fixed pricing on the unit
◆Quieter and faster than site-built
◆Great for tight schedules and predictable timelines

Permits & Approvals

The paperwork, handled.

Most homeowners underestimate permitting. We don't. From feasibility to your final occupancy sign-off, our team runs the entire municipal and utility process on your behalf.

◆Site plans, grading & drainage plans
◆Building permit applications & revisions
◆Minor variance applications where required
◆New address registration & utility coordination (water, ESA electrical, gas)

How a Modular X project runs

Feasibility. We check zoning, setbacks and separation, fire access, trees, servicing distance and crane reach against your municipality's rules before anyone draws a plan.
Design. A City pre-approved plan where one fits (Toronto and Mississauga both publish them), or custom drawings for your lot.
Permits. We prepare the site plan, the grading and drainage plans and the building permit application. If a design misses a zoning standard, a minor variance goes to the Committee of Adjustment first.
Build. Site-built from the foundation up, or modular: the slab and utilities go in on site while the unit is built in a factory, then it is craned into place.
Inspections and occupancy. Building inspections through to occupancy. Some municipalities, such as Milton and Markham, also require the finished unit to be registered.

Comparing build methods? Read modular vs site-built garden suites.

What the City looks at in your permit file

Each municipality writes its own rules, so the permit work starts with your address:

Toronto. The path from the street to the suite entrance is capped at 45 m, extendable to 90 m with additional fire-safety measures the City accepts. See the Toronto laneway and garden suite permit guide.
Mississauga. Even with a pre-approved model, the City needs a site plan and grading plan, and it says the first review of a complete application may take 15 business days. See the Mississauga garden suite permit guide.
Burlington. Pre-Building Approval, with zoning, engineering and forestry pre-screening, comes before the building permit. See Burlington garden suite rules and approval times.
Milton. Every additional residential unit must be registered with the Town. See Milton garden suite registration and servicing rules.

Side by side for six municipalities: garden suite rules across the GTA.

Questions about our services

Which route fits my lot: custom, modular or a City pre-approved plan?

It depends on the lot. A modular unit needs a crane pick that works on the day, so a tight lot may point to site-built construction. Toronto and Mississauga publish pre-approved garden suite plans, but the lot still has to be shown to fit: Mississauga, for example, still needs a site plan and grading plan. The feasibility check answers this before anyone draws a plan.

Can a City pre-approved plan be built as a modular unit?

Only with care. Toronto states that modifications to its pre-approved plans, including HVAC or plumbing changes, remove pre-approved status. Any factory adaptation needs review by a qualified designer and confirmation with the City before you rely on that status.

How long does the permit stage take?

It depends on the city and on how complete the file is. Mississauga says the first review of a complete application may take 15 business days, and resubmissions can add two weeks or more. Burlington says it issues a building permit within ten business days of a complete application, after Pre-Building Approval.

Which cities do you work in?

Mississauga, Toronto (including Etobicoke and Toronto laneway suites), Brampton, Oakville, Milton, Burlington, Hamilton, Vaughan and Markham. Each has its own page, because each municipality writes its own rules.

Not sure which route fits your lot?

Take the two-minute feasibility check — we'll tell you honestly.

Check My Lot Free Quote