Modular Homes in Ontario
Built indoors at our Thunder Bay facility and delivered finished and ready to set across Northwestern and Northern Ontario.
One facility. The whole north.
ModBox is a modular home builder in Ontario, building wood frame, light steel frame, and fully custom modular homes, along with community and multi-residential housing. Each home leaves the factory as one or more modules, sections framed, insulated, wired, and finished under one roof in Thunder Bay. Because the modules arrive complete and ready to set, communities across Northwestern and Northern Ontario receive the same factory precision and dependable timeline, regardless of distance or season.
Whether you searched for prefab homes in Ontario, modular houses, or factory-built homes, this is the same method: a permanent foundation, the Ontario Building Code, a conventional mortgage, and a house that is finished on your lot in days rather than months. The pages below cover what we build, where we deliver, and how to plan the project.
What we build for Ontario
Communities we serve
Thunder Bay is home: the factory, the design office, and the crews are all here. Every other community below has its own page covering the delivery route, what the site needs, and the questions people there ask.
Building somewhere not listed here? We deliver across Northwestern and Northern Ontario, and First Nations projects are covered on their own community housing page. Get in touch and we will confirm delivery to your site.
How a modular home reaches your site
Delivery is planned with the design, not after it. Module dimensions, crane access, and the season all follow from where the home is going.
Winter road and barge delivery guideHighway
Most homes travel Highway 11 and 17 on flatbed trailers, one module per load, and are set by crane the day they arrive. Kenora, Dryden, Fort Frances, and the North Shore are all highway deliveries.
Winter road
Communities north of the highway network receive modules over the winter road season, so production is scheduled to have homes finished and staged before the roads open.
Barge
Where a site is reached by water rather than road, modules travel by barge in the open-water window. Modules are engineered for transport, so a barge leg changes the logistics plan, not the building.
Planning a modular home in Ontario
Cost, financing, permits, and site work are the same questions on every project. These guides answer them for Ontario specifically.
Modular homes in Ontario, answered
Who builds modular homes in Ontario?
ModBox NWO Inc. is a modular home builder in Ontario. Every home is designed and manufactured at our 25,000 square foot facility in Thunder Bay, then delivered and set across Northwestern and Northern Ontario, including remote and First Nations communities.
Do you build prefab homes in Ontario?
Yes. Prefab is the umbrella term for any home built off site, and modular is the kind ModBox builds: complete sections finished indoors, set on a permanent foundation, and built to the Ontario Building Code like any site-built house. If you are searching for prefab homes in Ontario, a modular home is the version that is mortgaged, insured, and inspected as a conventional house.
What is the difference between a module and a modular home?
A module is one factory-built section of a house, framed, insulated, wired, and finished indoors. A modular home is one or more modules joined on a permanent foundation. Searches for module homes and modular homes describe the same factory-built housing.
Is a modular house the same as a modular home?
Yes. Modular house, modular home, and modular housing all describe the same factory-built construction set on a permanent foundation. Modular housing usually refers to several homes at once, such as community or multi-unit projects, which ModBox also builds and delivers across Northern Ontario.
What sizes and layouts are available?
Wood modular homes run from a 432 square foot 12 by 36 studio to a 2,016 square foot two-storey three-bedroom, with barrier-free studio, one-bedroom, and two-bedroom plans in between. Steel frame homes come as studio, one-bedroom, and two-bedroom models. Custom and multi-unit buildings, from 4-plexes to offices and community centres, are designed to the project.
Where in Ontario does ModBox deliver modular homes?
We deliver throughout Northwestern and Northern Ontario, including Thunder Bay, Kenora, Sioux Lookout, Dryden, Fort Frances, Marathon, Red Lake, Atikokan, Nipigon, Greenstone, Ignace, Manitouwadge, Terrace Bay, and remote and First Nations communities beyond the highway network. Building somewhere farther? Send us the site and we will confirm delivery and quote the route.
Are modular homes in Ontario built to the building code?
Yes. Every ModBox home is engineered to meet or exceed the Ontario Building Code, needs a building permit from the local municipality like any house, and is inspected the same way. Modular homes are not mobile or manufactured homes built to the CSA Z240 standard.
Can I get a mortgage on a modular home in Ontario?
Yes. A modular home on a permanent foundation is built to the Ontario Building Code and is financed like any other house by Canadian banks and credit unions. Most new builds use a construction mortgage that releases funds in draws as the project hits milestones, and you pay interest only on what has been advanced.
How long does a modular home take to build in Ontario?
Production takes approximately two to six months depending on size, and the indoor schedule holds through any season. Delivery, crane and set, and the foundation are planned alongside production and quoted as their own lines.
What does a modular home cost in Ontario?
There is no single list price, because the home is one line in a total that also includes delivery, the crane and set, your foundation, and site servicing. Where modular saves money is in avoided waste: one delivery instead of repeated trade mobilization, no weather delays during production, and a price fixed from confirmed drawings before the build starts. Book a consultation and we will price your project against your actual site.
The factory behind every model is covered on the prefabricated building manufacturer page, larger projects on multi-unit modular housing, and the build sequence step by step on our process.
Have a project in mind?
Tell us about your site and we will walk you through models, timeline, and delivery anywhere in Northwestern Ontario.
Book a consultation