Tiny House Legal and Siting Checklist: Codes, Zoning, Utilities, Permits

Decide first whether your tiny house will be mobile on wheels or fixed on a foundation, because that choice dictates the regulatory path. Wheels-on units usually fall under RV or park-model rules and may need DMV registration and RV-park placement; foundation-based units are treated as structures subject to the International Residential Code (IRC) or local building codes and, where adopted, Appendix Q can apply. This distinction affects everything from permitting to insurance, so confirm it before you buy or tow.

Zoning and land-use rules are the gatekeeper. Check minimum dwelling sizes, accessory dwelling unit (ADU) allowances, setbacks, and whether your parcel allows tiny homes on private property. Some jurisdictions only permit tiny homes in designated RV parks or under specific ADU rules. Covenants, conditions, and restrictions (CC&Rs), homeowners association rules, and septic district limits often impose additional limits that can block placement even when municipal rules appear permissive.

Utilities and sewage drive budgets and approvals. Determine whether you need septic approval, a public sewer hookup, or an approved graywater or composting system. For ADUs, clarify meter and billing arrangements so you know whether utilities will be separately metered and billed. Utility access, meter placement, and required easements can delay occupancy if not resolved during the permitting phase.

Fire and life-safety requirements are frequently enforced at inspection. Local fire departments enforce access, alarms, and egress rules; many jurisdictions require NFPA-compliant smoke and carbon monoxide detectors and clear pathways for emergency access. Engineered tie-downs, stairways, and egress windows for sleeping lofts are common inspection items for tiny houses, whether on wheels or a foundation.

Speed the permit timeline by engaging planners and building staff early. A pre-application meeting, a documented site plan with setbacks stamped, engineered foundation or pad details, and a list of pre-approved prefab models can shave weeks off reviews. If you pursue the building-permit pathway for a permanent tiny home, prepare to meet Appendix Q provisions where adopted. If you go the wheels-on route, verify DMV paperwork and any park-model approvals required by local code.

Taxes and insurance are practical realities. Confirm whether your structure will be assessed as real property (ADU) or personal property (RV) and secure appropriate homeowner’s, standalone tiny-home, or tow/transport insurance for wheels-on units. Budget for transport, foundation or pad work, hookup costs, and inspection fees.

This checklist matters because legal compliance keeps tiny homes livable and movable, not boarded-up or fined. Verify zoning, permitting, utility, and fire requirements with your planning and building departments before purchase or transport, and treat pre-application meetings and engineered site plans as essential steps. These actions lower the risk of surprises and help your tiny home spend less time in limbo and more time where it belongs.