Tiny house starter primer: mobility, permits, builders, living tips

Choosing a tiny house is as much about decisions as square footage. The first and most consequential choice is mobility: do you want a tiny house on wheels (THOW) that you can tow, or a foundation-built home that stays put? THOWs are built on a trailer chassis, commonly kept under 400 square feet, and often use RV-style hookups for water and power. Foundation tiny homes sit on permanent foundations and are treated like conventional dwellings under many local codes. Prefab and modular options include factory-built modules and converted shipping containers, while accessory dwelling units (ADUs) can function as tiny homes when local rules allow secondary units on a property.

Start by deciding whether mobility matters more than permanence. Check local zoning and ADU rules early, confirm where you’ll place the house, and verify utility hookup options. Determine whether your build will require a vehicle title for a trailer or a building permit for a permanent structure. If you choose a THOW, measure dimension and weight limits for road transport so you don’t run into unexpected oversize or weight fees during moves.

Builders and buying paths vary. Custom builders will tailor floor plans and systems, production builders offer standard models for predictable pricing and timelines, DIY builds are an option for hobbyists with construction skills, and flat-pack or prefab kits shorten build time. When evaluating builders or plans, request floor plans, energy ratings, insulation R-values, and electrical and plumbing schematics. Ask about warranty terms and get references; visit a finished build or a model whenever possible to inspect workmanship and storage solutions firsthand.

Budgeting depends on finish level, systems, and whether the home arrives move-in ready. Costs rise with higher-end finishes and added systems such as HVAC, grid-tied or off-grid electric, and solar arrays. Low-end DIY builds sit at one end of the spectrum, production models in the middle, and high-end custom tiny homes sit at the top. For regulatory or market decisions, check local codes and up-to-date pricing from builders and suppliers.

Practical living in a tiny footprint calls for intentional choices. Prioritize storage and multi-use furniture, plan utilities carefully whether you’ll tie into municipal sewer or use RV hookups or septic, and design for ventilation and heating suited to your climate. Consider long-term accessibility now: a single-level plan avoids ladders and loft climbs if you plan to age in place.

Our two cents? Decide mobility versus permanence before falling for a floorplan, verify zoning and transport limits, and prioritize flexible storage and systems. Small footprint, big planning — get the foundations right and the rest will fit.