Ontario Modular
Incentives
Every rebate, exemption, and financing program that applies to a factory-built home in Ontario, in one place, with the deadline that matters and a link to the details. Programs open and close; each page shows its own verified date and source.
Hub updated · HST rebate facts from CRA GST/HST Notice 346
Programs and
Their Deadlines
| Program | Status | The date that matters | Who it is for |
|---|---|---|---|
| Ontario Enhanced New Housing Rebate + ONHAP | Open | Owner-built: physical work on the land by March 31, 2027; complete before 2030 | Anyone whose new home will be the primary residence of themselves or a relation |
| Federal First-Time Home Buyers’ GST/HST Rebate | Open; CRA accepting applications | Agreement signed on or after March 20, 2025 and before 2031 | First-time buyers of a new home, modular included; claiming it reduces ONHAP by the same amount |
| CMHC Prefab Plus | Open since May 2026 | None announced | Homebuyers financing a factory-built home with as little as 5% down |
| CMHC refinance for a secondary suite | Open since January 15, 2025 | None | Homeowners adding an ADU or suite to a property they live in |
| Development-charge exemption (O. Reg. 332/12) | Ongoing | None | Detached garden suites under 100 m², owner-occupied or rented |
| Municipal garden-suite grants | Varies by municipality; six covered | Tied to each council’s budget cycle | Homeowners adding a suite, usually as an affordable rental; see the city pages |
| Ontario ENRRP rental rebate | Guidance live since September 1, 2026; technical notice still expected | Construction begins by March 31, 2027 | Landlords and rental garden suites, including a single unit |
| Housing Design Catalogue | Open, free | None | Anyone after faster permit review on a standard low-rise design |
| Federal 100% GST rental rebate | Open | Construction begins on or before December 31, 2030 | Purpose-built rental developers |
| CMHC Apartment Construction Loan Program | Open, ongoing intake | None; allow 4 to 6 months for an application | Rental developers, minimum 5 units |
| Accelerated capital cost allowance | Open | Construction begins before 2031 | Owners of new rental buildings with 4 or more private units |
| CMHC MLI Select and multi-unit programs | Open | None | Developers using modular or panelized construction |
| Indigenous housing funding (ISC and CMHC) | Open | ISC allocations flow April 1 each year | First Nations, tribal councils, housing authorities and Indigenous housing organizations |
Pick Your Program
Returns the 8% provincial and 5% federal portions of HST on a home that will be the primary residence of you or a relation. Both paths, the tiers and the forms.
Pick a model and a municipality and get the last safe date to apply for a building permit, plus an estimate of the HST you would recover. Estimate only.
CMHC’s insured mortgage program for factory-built homes, open since May 2026: as little as 5% down, advanced in staged draws. All models qualify.
A detached garden suite under 100 m² is exempt from municipal development charges under O. Reg. 332/12. EpicMod’s compact models all fall under it.
Several municipalities pay toward an additional residential unit, usually as an affordable rental. They open and close with council budget cycles.
A suite you rent out cannot use the Enhanced New Housing Rebate. Since September 2026 it has its own: up to $80,000 per unit, with no minimum unit count.
Up to $50,000 of the federal GST on a new home, modular included. It does not stack with ONHAP: claim it and ONHAP is reduced by the same amount.
The financing route for an ADU on land you already own: refinance up to 90% of the as-improved value, to a $2 million cap, amortised over 30 years.
Free CMHC design packages, from 50 m² ADUs to three-bedroom sixplexes. Five Ontario cities pre-review them, which shortens approval time.
Four programs stack on a purpose-built rental: the federal GST rental rebate, CMHC construction financing, MLI Select, and accelerated depreciation.
On-reserve housing is funded federally, not through mortgage insurance. ISC allocations flow April 1; CMHC covers the off-reserve routes.
Announced, doubled to $80,000, then confirmed dead in Budget 2025 without a portal ever opening. What replaced it, and what else has closed.
Who does what when you build with a factory-made home: you as owner-builder, EpicMod as manufacturer, your trades. Includes the Tarion tradeoff.
Ask Us First
Tell us your lot and what you want to build. We will point you to the programs that fit and the deadline that matters. Rebate eligibility is your accountant’s call; we can tell you what to ask.