As housing costs rise and buyer preferences shift, more Canadians are turning to alternative housing options. Factory-built homes—often called mobile, manufactured, or modular homes—are becoming increasingly popular across the country. But while they may seem similar, these types of homes differ in key ways, especially when it comes to how they’re built, regulated, and placed. Understanding these distinctions—especially the role of CSA standards—is essential for anyone exploring prefab housing in Canada.
Mobile Homes: Outdated but Still Around
In Canada, the term mobile home is generally used to describe older factory-built homes constructed before national building standards were introduced. These homes were built on steel frames for easy transport and often placed in trailer or mobile home parks. Today, mobile homes are largely considered a legacy term, as modern equivalents are regulated more strictly under CSA standards.
Manufactured Homes: CSA Z240MH Standard
Modern manufactured homes in Canada are built in a factory and transported to their final site, often in one or two sections. These homes are constructed on a permanent steel chassis and are designed to be moved if necessary, though many remain permanently placed.Manufactured homes in Canada must meet the CSA Z240MH (Manufactured Homes) standard, which governs construction quality, electrical systems, plumbing, heating, and structural integrity. Homes built to Z240MH are typically installed in land lease communities or on private lots, and they may be placed on either temporary or permanent foundations.
Modular Homes: CSA A277 Certification
Modular homes are also built in a factory but in multiple sections or "modules" that are assembled on-site. Once completed, these homes are placed on a permanent foundation and are intended to remain in place permanently.In Canada, modular homes are built to meet the CSA A277 standard. Unlike Z240MH homes, CSA A277 homes must comply with provincial or territorial building codes (such as the BC Building Code or the Ontario Building Code), just like site-built homes. The CSA A277 certification ensures that the factory-built components of the home meet these codes before arriving on site.
Key Differences in the Canadian Context
- Building Standards:
- Manufactured Homes: Built to CSA Z240MH.
- Modular Homes: Built to CSA A277 and local/provincial codes.
- Foundation:
- Manufactured Homes: May be placed on temporary or permanent foundations.
- Modular Homes: Always installed on a permanent foundation.
- Mobility:
- Manufactured Homes: Transportable and may be relocated.
- Modular Homes: Not designed to be moved after installation.
- Financing & Insurance:
- Modular Homes: Often qualify for conventional mortgages and insurance.
- Manufactured Homes: May require specific lenders and insurers familiar with Z240MH standards.
Final Thoughts
Choosing between a manufactured or modular home in Canada depends on your budget, location, and long-term plans. Both types offer affordable paths to homeownership, but they come with different considerations in terms of regulation, financing, and permanence.Before purchasing, consult with a REALTOR®, lender, and local authorities to understand zoning laws, insurance requirements, and financing options in your area. Make sure the home you’re considering has the appropriate CSA certification (Z240MH or A277) to ensure compliance and safety.
