Do I Need a Permit for a Bunkie in Ontario? Muskoka, Kawarthas & Simcoe County Guide (2026)

Quick answer: Ontario’s Building Code exempts a one-storey storage shed up to 15 m² (161 sq ft) with no plumbing from a building permit — but a bunkie you sleep in usually doesn’t qualify as a “storage shed,” and popular sizes like the 10×16 sit right at the size limit. In Muskoka, the Kawarthas, and Simcoe County, plan on needing a permit for any sleeping bunkie — and zoning setbacks, waterfront rules, and septic clearances apply whether or not a permit is needed.

This guide covers the provincial rule, the sleeping-vs-storage catch most articles skip, and what Bracebridge, Huntsville, Muskoka Lakes, the City of Kawartha Lakes, and Simcoe County municipalities actually require.

The Provincial Rule: Ontario’s 15 m² (161 sq ft) Exemption

On April 29, 2022, Ontario Regulation 451/22 amended the Ontario Building Code (Division C, Article 1.3.1.1) to exempt small sheds from building permits. A shed is exempt — from both the permit and the Code — only if it meets all five conditions:

1. Not more than 15 m² (161 sq ft) in gross area
2. Not more than one storey in building height
3. Not attached to a building or any other structure
4. Used only for storage purposes, ancillary to a principal building on the lot
5. No plumbing

Before 2022 the threshold was 10 m² (108 sq ft) — you’ll still see that old number on some municipal sites. The 15 m² rule is provincial law and applies everywhere in Ontario.

Miss even one condition and you’re back in permit territory.

The Catch: A Sleeping Bunkie Isn’t a “Storage Shed”

Here’s the part most bunkie articles gloss over: condition #4 says “used only for storage purposes” — and a bunkie with beds that you sleep in is, strictly speaking, not a storage shed.

The regulation doesn’t define “shed,” and Ontario’s Ministry of Municipal Affairs and Housing hasn’t clarified whether bunkies count — so each municipality’s building department interprets it, some practically, some narrowly. A few Ontario municipalities have stated in writing that the exemption is for sheds only and doesn’t extend to gazebos, greenhouses, or similar structures, let alone sleeping cabins.

What this means for you: if you ask your building department about a small sleeping bunkie, don’t be surprised if the answer is yes — even under 161 sq ft. The tape measure matters less than the use. (More on the 10×16 edge case in the FAQ below.)

When You DO Need a Building Permit

Guessing wrong is expensive: Ramara Township adds a 100% surcharge for constructing without a permit — plus compliance orders and, in the worst case, removal.

Do I Need a Permit for a Bunkie in Muskoka?

Muskoka is where many of our bunkies land, and where the rules have the most layers. The Township of Muskoka Lakes’ building page repeats the provincial 15 m² shed exemption word-for-word — then adds: “an accessory structure must comply with the Ontario Building Code, the Township of Muskoka Lakes Zoning By-Law, and all other applicable law.” No building permit doesn’t mean no rules.

What to watch in Muskoka:

• Huntsville’s Community Planning Permit system. Huntsville uses a Community Planning Permit By-law (2022-97): a Class 2 permit is required for things like an accessory building before the principal dwelling exists, or a lot with no frontage on a year-round maintained road. Cottage not built yet? Call Huntsville planning first.
• Bracebridge: accessory structures totalling 93 m² (1,000 sq ft) or more within 30 metres of a waterbody can trigger a site plan application.
• Waterfront setbacks are measured in tens of metres. Muskoka’s shoreline rules are the real constraint on bunkie placement (details in the waterfront section below).
• No conservation authority in Muskoka. Unlike most of Ontario, Muskoka has no conservation authority — watershed, floodplain, and environmental approvals run through the District Municipality of Muskoka and the area municipalities. One less office to visit, but the District’s floodplain mapping is expanding, so waterfront lots face growing scrutiny.

Do I Need a Permit for a Bunkie in the Kawarthas?

Some of the City’s published guidance still references the old 10 m² (108 sq ft) threshold — a leftover from before the 2022 provincial change. The 15 m² provincial exemption applies here too, but a quick call to the City’s building division is worthwhile given the outdated web pages.

Kawartha-specific notes:

• Former-township zoning by-laws are still in effect across the amalgamated city, so rules vary by where your lot sits — some cap accessory structures at three per residential lot.
• Waterfront is the norm. Lots on Sturgeon, Balsam, Cameron, Pigeon, and the Trent-Severn often fall in regulated areas — Kawartha Conservation handles much of the city. The municipality can’t issue a building permit until the conservation authority signs off, so check with them first.

Do I Need a Permit for a Bunkie in Simcoe County?

Simcoe County’s lower-tier municipalities each run their own building departments:

• Ramara Township updated its zoning to match the 2022 Code change: garden sheds up to 15 m² (161 sq ft) need no building permit (max 3 m high; 1.2 m from rear/side lot lines, 5 m from front). Note the “garden shed” language again: a sleeping bunkie is a different conversation.
• Oro-Medonte, Springwater, Barrie, Orillia: same provincial exemption, but each has its own zoning — max accessory area, height limits (commonly 4.5 m), rear/side yard rules. Check yours.
• Lake Simcoe watershed = conservation authority. Ramara’s checklist names the Lake Simcoe Region Conservation Authority as a possible first approval; in western Simcoe it’s the Nottawasaga Valley Conservation Authority. Near water or wetland? Confirm whether you’re in a regulated area.

Zoning Applies Even When No Permit Is Needed

This is the single most misunderstood point in bunkie permitting. The 15 m² exemption waives the building permit — not the zoning by-law. Even a permit-exempt shed must comply with:

• Setbacks — minimum distances from front, side, and rear lot lines (and from the water — see below)
• Lot coverage — the percentage of your lot all buildings can cover
• Height limits — commonly 3–4.5 m for small accessory structures
• Yard placement — accessory buildings usually belong in the rear or side yard, not the front
• Number of accessory structures — some townships cap how many you can have
• Use permissions — the building must be an allowed accessory use for your zone

A bunkie tucked 1 metre from the lot line is a zoning violation with or without a permit — and it’s your neighbours who tend to notice.

Waterfront Rules: Setbacks, Shore Road Allowances & Floodplains

If your lot touches water in Muskoka or the Kawarthas, this section matters more than the building permit question:

• Shoreline setbacks are big. Expect 20–30+ metres from the high-water mark depending on the municipality — the Township of Muskoka Lakes’ zoning uses figures like 20.1 m (66 ft) in some zones, and Lake of Bays’ new official plan sets a 30-metre shoreline setback. Measure from where your municipality says to measure — it’s not always the water’s edge you see in August.
• Shore road allowances. Many waterfront lots are fronted by a 66-foot shore road allowance — Crown-origin land you may not own. You can’t build on land you don’t own, and acquiring one is its own municipal process. Check your survey.
• Floodplains. Muskoka is expanding floodplain mapping across nearly 100 waterbodies — building in or near a flooding hazard can trigger extra studies or restrictions, even for a small bunkie.
• Septic and wells. Keep the bunkie at least 1.5 m from the septic tank and 5 m from the leaching bed — your building department will want these on your site plan. (Typical well clearance: 15 m from a drilled well to a leaching bed.)

How to Get a Straight Answer in 10 Minutes

1. Measure your bunkie — outside dimensions.
2. Decide the use — sleeping accommodation or storage? Be honest; it changes the answer.
3. Call or email your building department with your address, size, use, and placement (distances to lot lines, water, well, and septic), and ask three questions: Do I need a building permit? Do I need any zoning or planning approval? Is my property in a conservation authority regulated area or floodplain?
4. Get the answer in writing — an email beats a remembered phone call.

Frequently Asked Questions

Do I need a permit for a 10×12 bunkie in Ontario?
A 10×12 is 120 sq ft — under the 161 sq ft line. But the exemption is written for storage sheds, and a bunkie you sleep in isn’t one. Expect most municipalities to want a permit or zoning check anyway.

What about a 10×16? That’s only 160 sq ft.
On paper, yes — 160 sq ft is just under the 161 sq ft line. In practice, municipalities measure outside dimensions, so wall thickness can push the real footprint over the limit, and the sleeping-use question applies at any size. Worth a quick call to your building department before you commit to the size.

Can I put a bunkie on my waterfront lot in Muskoka?
Usually yes — but shoreline setbacks of 20–30+ metres from the high-water mark, shore road allowances, and floodplain rules control where on the lot it can go. Sort out placement with the planning department before you order.

Do I need a permit if my bunkie has no plumbing?
“No plumbing” is one of five exemption conditions, not a free pass on its own. Size, height, attachment, and use all have to qualify too.

Can I build the bunkie before the cottage?
Sometimes — but several municipalities treat “accessory before principal” as a planning issue. Huntsville requires a Community Planning Permit for it. Ask before the truck arrives.

What happens if I just put it up without asking?
Anywhere from nothing to a compliance order, double fees, and forced removal — plus insurance trouble if something goes wrong. The ten-minute call is the cheapest insurance you’ll ever buy.

Does the 15 m² exemption apply to a bunkie on skids or blocks?
The exemption doesn’t mention foundations — it cares about size, height, attachment, use, and plumbing. But “skids” doesn’t exempt you from setbacks or zoning either. Same advice: ask.

Sorting out permits is step one — step two is knowing what it costs. Read our 2026 Ontario bunkie price guide for turnkey pricing by size.

Ready to price yours? Request a quote — tell us your size, your township, and how you’ll use it, and we’ll flag what to check with your building department before delivery day.

— Highland Outbuildings, Mennonite-built 4-season sheds, bunkies, and cabins, delivered across Ontario.