The tiny house movement is a concept about intentional living. It looks different for everyone and encompasses many sizes, types, and forms of housing. The notion of “right-sized housing” refers to housing that is the ‘right size’ for an individual or family. The tiny house movement was once believed to be “just a fad” or a quick trend. But when viewed against soaring housing costs, oversized homes, and housing shortages with environmental problems, it is easy to see why the concept of tiny home living is continually growing and here to stay. Macy Miller of minimotives.com says that this movement is highest in countries with the largest carbon footprints because it is a response to high costs and a housing shortage. Not because of a trend.1
“Tiny houses solve more problems than they create,” -Macy Miller2
A-frame cabin, photo by Travis Grossen on Unsplash.
Tiny Houses Take Many Forms
According to the International Residential Code, Appendix Q: Tiny Houses, a tiny house is a “dwelling unit with a maximum of 37 square meters (400 sq ft) of floor area, excluding lofts.”3 But the concept includes the small house movement, generally defined as under 1,000 square feet, because they are both about intentional, affordable, and sustainable living. Here are some of the forms tiny and small homes can take:
RVs or travel trailers
Converted airstreams or buses
THOWs (tiny house on wheels)
Tiny houses or small houses on foundations
Prefab houses (manufactured, mobile, modular)
Houseboats, yachts, and even sailboats
Yurts
Converted carriage houses, garages, or sheds
Converted barns and silos
Container homes
Barge homes or Floating homes (houses built on a barge)
Granny Pods (actually an Accessory Dwelling Unit created for aging parents)
Accessory Dwelling Units (ADUs, aka mother-in-law apartments)
Micro-house, photo by Paul VanDerWerf on Flickr, Creative Commons license (CC BY 2.0).
Tiny House TV shows
I enjoy watching many of the tiny house TV shows. Initially, I watched them out of curiosity, thinking, why would anyone want to live in such a small space? But then I started to understand living intentionally and sustainably, and the idea of living mortgage-free took hold. So those shows are what inspired me from the start. But they manufacture misconceptions about tiny house living and leave out a lot of details, such as zoning and building laws. For example, tiny houses are not free. They can cost significantly less than a traditional-sized home but can still be pricey. Only some are off-grid; many have electrical and plumbing systems. While there are some people who build their own tiny homes, many purchase them from tiny house building companies.
Floating container house, photo by Nick Karvounis on Unsplash.
Living Legally
It is sometimes quite difficult to figure out how to live legally in tiny homes. Many laws disallow tiny or small houses. In some situations, municipalities only allow them for short-term rentals, not permanent or full-time residences. The laws are sometimes even discriminatory.
Generally, small houses are more affordable for lower-income families, but new subdivisions rarely allow them. Mobile homes, long associated with poor people, are not desirable in typical neighborhoods because of that stigma. Typically, most subdivisions require house sizes to be slightly larger than a mobile home. Many subdivisions, or even whole communities, require minimum square footage for new home construction on empty or open lots. These often range from 1200 square feet to 2500 square feet. Some also have a requirement for all the walls to be equal lengths to make a square, instead of a rectangle like a mobile home.
“You can’t just buy a piece of property and set a house on it; none of those things are legal. You can’t just live in your tiny house full-time; those things aren’t legal.” -Hannah Crabtree, tiny house designer4
Photo by Nick Kidd on Flickr, Creative Commons license (CC BY-NC-ND 2.0).
Zoning
Zoning laws outline what type of structure you can put on specific land. These determine minimum square footage, property restrictions, and allowances. They vary by municipality and are often antiquated. They must allow for small structures if you want to build small.
Zoning laws are municipal or local laws that govern how property can and cannot be used in certain areas. For example, zoning laws can limit commercial or industrial use of land to prevent oil, manufacturing, or other types of businesses from building in residential neighborhoods. Examples of zoning classifications include industrial, light industrial, commercial, light commercial, agricultural, single-family residential, multiunit residential, and schools.5
“It can be tricky to navigate both codes and zoning.” -Tracey Harris6
Photo by Harry Pepelnar on Unsplash.
Building Codes
Building codes dictate how a structure is built. They indicate requirements for ceiling heights, foundations, emergency escape access, sleeping lofts, loft access by stairs and ladders, etc. The most important distinction is whether you plan to travel, meaning using your house as an RV, or if you plan to live in your home full-time in one place. The laws and rules are different for both. If you plan to both live in your home full-time and travel, most of the time your house will be classified as an RV.
The International Residential Code (IRC) governs structures that you’re able to live in. Officially, it is a comprehensive code that comprises all building, plumbing, mechanical, fuel gas, and electrical requirements for one- and two-family dwellings and townhouses up to three stories.7IRC sets a national standard but local jurisdictions must adopt appendices and they’re able to make their own amendments.
Appendix Q was approved for inclusion in the 2018 International Residential Code (IRC) building code to provide regulations and standards for tiny houses on foundations that are 400 square feet or less. Appendix Q relaxes various requirements in the body of the code as they apply to tiny houses, and addresses specific tiny house challenges such as compact stairs, including handrails and headroom, ladders, reduced ceiling heights in lofts, and guard and emergency egress, and rescue opening requirements of lofts.8
Unfortunately, not every jurisdiction or municipality has adopted Appendix Q, so check where you want to build first.
Treehouse, photo by Roberto Nickson on Unsplash.
The American National Standards Institute (ANSI) governs vehicles and RVs , and tiny homes on wheels (THOWs) often fall under this code. Some tiny home builders use their own version of the ANSI code (sometimes called ANSI Plus). RVIA, or the Recreational Vehicle Industry Association, developed the standards. Some RVs and tiny homes have an RVIA certification, a set of safety standards specifically for RVs. Note that RVIA does not allow owner-built tiny homes. Zoning codes for where the land where RVs and THOWs are usually different than other types of homes and must also be followed.
Mobile homes must be built to certain federal construction standards determined by HUD, or the U.S. Department of Housing and Urban Development.9 Note that HUD does not govern tiny houses.
Houseboats, photo by melystu on Flickr, Creative Commons license (CC BY-NC-ND 2.0).
Terminology
Even the terminology is confusing. Here is an overview of the types of tiny houses:
Prefab Homes
Prefab refers to prefabricated homes. Companies build these off-site and then place them on a piece of land and/or on a foundation. They are meant to stay in one place and not travel.
Manufactured homes: are factory built and then placed on a piece of land. “These homes are built on wheels, transported to the property site, then fitted onto a foundation.”10
Mobile homes: a type of manufactured house built on a permanent chassis and transported and placed on a lot. These must be HUD compliant, and a “compliant home must display documentation known as a ‘data plate’ inside and a ‘certification label’ on the back end of the house.” Removal of these is illegal and there’s no way to replace them.11
Modular houses: These are factory-built in whole, boxlike sections or ‘modules.’ Then they are installed and fitted together to complete the house. “The main difference between manufactured and modular homes is that manufactured homes are built to the national HUD code, while modular homes are built to all applicable state and local building codes. This is similar to the way traditional site-built homes are constructed.”12 These houses can be highly customized. “Because these modules must be transported by flatbed truck to the job site, they are limited to being no more than 16 feet wide – the legal ‘oversize load’ width limit for highways.”13
Panel-built houses: “Panel-built houses are constructed as separate pieces – walls, floors and roofs are factory-built then shipped to the job site to be assembled.” Also called ‘flat-pack’ because the finished walls and floors are stacked for easy transport.14
Photo by Blake Wisz on Unsplash.
Homes that travel or are considered temporary:
RVs: Recreational vehicles, also called motor homes, travel trailers, or fifth wheels. They are made for traveling and are always considered vehicles. For a tiny house RV, follow ANSI (American National Standards Institute) codes 119.5 and NFPA (National Fire Protection Association (NFPA) 1192. Those are both more lenient than construction codes because they are not meant for primary residences.15 Skoolies (converted buses) fall into this category as well.
Interior of a Skoolie, or a bus that has been turned into a home. Photo by Sera Isabella Artistry on Flickr, Creative Commons license (CC BY-NC-ND 2.0).
Tiny House on Wheels (THOWs): the law considers most THOWs as RVs or travel trailers and must be less than 400 square feet. In most places, you cannot establish permanent residence in these.16 RVIA, or the Recreational Vehicle Industry Association, does not allow owner-built tiny homes. These are sometimes only allowed in RV parks, mobile home parks, or tiny house communities. Sometimes, agricultural or small hobby farm zoning allows for tiny homes on wheels.
Note: Certifications are important with tiny homes because they are regulated. ‘Inspection’ is not regulated and can mean different things in different places. Another note: Different states have different laws and building codes, so if you buy a tiny home in a different state from where you live, you can be in violation and have to move, if caught. Also, be aware of where a tiny house was built versus where you will reside in it. Was it built to withstand freezing temperatures or for a warm place like the desert?
This slideshow requires JavaScript.
Above is one of my favorite THOWs. It has a double staircase to a bedroom loft on each end, with a twin bed platform with built-in shelves in one of the lofts – perfect for a child’s bedroom. This home offers tons of natural light as well, with lots of windows and skylights.
Park Models: are designed and manufactured specifically to be used for temporary, seasonal, or recreational use, and are not meant to be used as permanent residences. “These are legally considered to be recreational housing and cannot be used as primary residences in most jurisdictions.”17
Yurts: Circular domed tents covered with skins, felt, or fabric stretched over a collapsible lattice framework. These can be portable or permanent and are classified differently in different places. Carefully research these before purchasing and building.
Photo by Forest and Kim Starr on Flickr, Creative Commons license (CC BY 2.0).
Permanent homes:
Tiny Houses on foundations: Small homes under 1000 square feet. These must follow local zoning and building codes, including minimum size requirements.
Container homes: these are made from repurposed steel shipping containers that were previously cargo containers used on ships, trains, or trucks. They are often far cheaper than new house construction and are environmentally friendly. These must follow local building codes like modular and site-built homes.
Container house, photo by Edward on Flickr, Creative Commons license (CC BY 2.0).
Accessory Dwelling Units (ADUs): Also called add-ons, built-ons, mother-in-law apartments, granny pods, detached bedrooms, backyard cottages, etc. Contractors usually build these according to IRC and local residential codes. There is a push for tiny houses to fall under this designation. See the different types of those in the following image:
Types of Accessory Dwelling Units. Image by Joiedevivre123321 on Wikimedia, Creative Commons license (CC BY-SA 4.0)
Water Homes:
For water homes, things can get a little confusing. You will need to research the local laws where you intend to keep the boat. Generally, people use the terms houseboats, boat houses, and floating houses interchangeably, but they are all different.
Houseboats: are homes built on floating platforms. “They have a fully-equipped cockpit and a high-speed motor that helps you propel and steer your boat.”18
Boat Houses: Floating buildings where people store yachts and other marine vehicles, like a garage. People don’t usually live in these.
Floating Houses: Floating houses and houseboats are similar in their construction, but floating houses do not have their own propelling mechanisms. These require a tug boat to move them, so most float stationary at one location.19
People do live full-time in other types of boats, such as yachts and sailboats, and either travel or have long-term leases with a marina. Try to connect with people in your area that live part or full-time on a boat, and contact local marinas to see what advice they can offer.
Photo of Harry Bryan’s Shanty Boat design, available for purchase at harrybryan.com/products/shanty-boat.
Financing
There are companies that offer financing for tiny homes but do your research. Some tiny house building companies offer financing, but the interest is much higher than conventional mortgage interest. It’s difficult to get a mortgage for a tiny house, especially, on wheels because there’s no property to tie the loan to. You often have to have your own money to buy a tiny house.
Financial institutions sometimes consider an Accessory Dwelling Unit (ADU) as a remodel to an original home, and therefore may qualify for a mortgage or home improvement loan (which is essentially a second mortgage since it puts a lien on your main property).
House on a barge, photo by richie rocket on Flickr, Creative Commons license (CC BY-NC-ND 2.0). Contrast adjusted from original.
If You Want To Go Tiny
If you want to live in a tiny home, regardless of what that looks like, you’ll need to pursue it diligently. Research online, and talk to tiny home builders, real estate agents, and the local zoning office. Look for areas that have incorporated areas, that don’t have zoning, or that already have tiny house communities and/or residents. Search “[your city] + tiny house” online to see if they are allowed. Use the Additional Resources below.
Tiny house author, dweller, and advocate Melanie Copeland says that if tiny living isn’t allowed where you live, the best thing you can do is to get involved and press for change. Collaborate with like-minded people, and attend zoning and planning meetings. Lee Pera, a tiny house expert and advocate, also says to get involved in local tiny house groups, either in person or online.
Sometimes, there aren’t laws in local jurisdictions that expressly address tiny homes. In those cases, you cannot obtain permits. I’ve heard that if you must take a risk and park or build a tiny house, establish good relationships with neighbors and most won’t report or complain. But don’t ever lie to the fire department for obvious safety reasons.
While I still reside in an area that is not friendly to the tiny house movement, the city is finally allowing ADUs as of 2022 after having banned them since 1961. That’s a big step in the right direction. In the meantime, it’s time for me to join a local tiny house group myself. Please feel free to comment and share your own tiny house journey. Thank you for reading, please share and subscribe!
Tiny house over water, image from Hippopx, Creative Commons license, (CC0 1.0)
Additional Resources:
Tiny House Consultants (or those sharing their knowledge):
A Tiny Good Thing: Sells high-performance and healthy building materials, ventilation units, appliances, practical goods, etc.; offers consultations on building better and healthy in tiny homes and ADUs.
I recently read The Tiny House Movement: Challenging Our Consumer Culture by Tracey Harris, a sociology professor at Cape Breton University in Nova Scotia. Overall, the author argues that the tiny house movement is a countercultural social movement because it challenges many aspects of the American lifestyle and social norms. Some of these include owning a big house with furnishings and “nice” things; taking out loans and “financing” everything. Living in the right neighborhood with the right school, which often equates to a more expensive house. Staying very busy with work to make more money to pay for the house, the maintenance, repairs, and shopping to buy stuff for the house. “Keeping up with the Joneses” sounds stressful. Countercultural is starting to sound pretty good. This book was extremely well researched and well written, and I think all who are interested in tiny house living, minimalism, and sustainability should read it.
Image by Leslie Troisi from Pixabay
Tiny Houses
Generally, when I talk to people about my interest in tiny house living, many assume that I mean a 130 square foot tiny house on wheels (also known as a THOW). In fact, tiny houses can range in size from under 100 square feet up to 700 square feet, and small living is sometimes defined as up to 1000 square feet. Some are on wheels, some on concrete slabs or full foundations, and some are floating homes on water (also called houseboats). Tiny houses are versatile, customizable, and much more affordable than the average house. Some are off the grid but many are wired and plumbed for regular utilities. People are interested in tiny homes for a variety of reasons. Some want to work less in order to pursue their true interests; others seek to become and remain debt-free; some want to reduce their environmental impact; and most often, it is a combination of these.
“This transition relates not only to downsizing material goods but also requires a new understanding of what is meaningful and valuable in our lives. Leading lives based on experiences rather than acquisition is countercultural.” -Tracey Harris
“Two Story Tiny House,” Park City, UT. Photo by PunkToad on Flickr, Creative Commons license (CC BY 2.0)
Home Ownership in the United States
We now have the biggest houses in the entire world. The average size of a new house in the US has tripled since 1950 and is now above 2,500 square feet and the average price is about $286,000. An upscale tiny house can run over $100,000 but are often less than that. There are also many other differences in cost! It costs much less to heat and cool under 500 square feet than it does for 2,500 square feet. The costs of repairs are lower because there is physically less to repair – fewer windows; a roof that is the fraction of the size of the average home; less electrical to repair, and likely only one bathroom instead of 3! “Big houses require more energy and materials to construct. Big houses hold more furniture and stuff—they are integral parts of high-consumption lifestyles. Big houses contribute to lower population densities and, thus, more sprawl and driving.”1 Overall, larger homes are not good for the environment and are not sustainable.
“It is completely out of control right now, in terms of the size of our housing. We really need to settle down and not only because of affordability but because of sustainability. We cannot sustain the level of growth that we have right now.” -Andrew Morrison, tiny house advocate
Image by Alexander Stein from Pixabay
We have too much stuff
In the United States, we have too much stuff. Our consumer habits are keeping us in debt, polluting the environment, and creating discontent. In addition to our large homes, we pay for additional storage – for stuff we probably don’t need! The self-storage industry grows annually; currently, 9.4% of households in the US, about 1 in 10, rent a storage facility. As a country, we spend $39.5 billion annually on self-storage. What else could we do with that money? There are a few situations in which self-storage is necessary, but self-storage should always be a short term solution.
“There are more self-storage facilities in America than there are McDonald’s restaurants.”2
Image by Maret Hosemann from Pixabay
Many people wonder how tiny house residents can fit all of their possessions in their homes. The transition to tiny house living does require significant downsizing in possessions. But as with minimalism, the focus would be on keeping the items that add value to your life and letting go of the belongings that do not. But this transition should enhance your life.
People living in tiny homes “acknowledge that a small house provides the vehicle for them to live larger lives, in part because they are no longer tied to the physicality of a conventional house and all of the baggage that comes with those ties.” -Tracey Harris
Debt
Between housing costs and the costs to heat/cool/furnish the home, general overconsumption, cars, education, and self-storage, Americans are more than $13 trillion in debt! We deserve to live better. In fact, some communities are embracing the tiny house movement as a potential way to address housing insecurity and poverty. In Detroit, Michigan, for example, programs assist people with lower incomes to become homeowners over time, which provides them with stability that snowballs into opportunities that they previously did not have.3
“The tiny house movement can help us all gain a better understanding of how we can challenge societal inequalities and environmental degradation by advocating for more choice, not less, in the ways we are able to house ourselves.” -Tracey Harris
Even if you aren’t interested in living in a tiny house, I encourage you to think about the sustainability of your spending habits and how much of your income is going to housing and caring for items you don’t use. Because the less you own, the more money you’ll have for what really matters to you. The less debt you have, the more freedom you will have to spend on travel, experiences, and giving. The benefits of buying less, downsizing, living deliberately, being debt-free are easy to see.
Environmental benefits
Consumer culture is taking a huge toll on the environment. Consuming less not only reduces expenditure but buying less stuff and having a smaller home is also environmentally friendly. Smaller homes use less energy and need considerably fewer items because of limited physical space. Production, transport, and disposal of consumer items is not sustainable at the rate of our current consumption levels. The tiny house lifestyle works counter to this culture by reducing the focus on possessions and putting it back on living a full life.
“We are heading for the proverbial rocks. It’s not just us in peril; it is our very home, planet Earth, which is being threatened by our consumptive choices and overspending.” -Tracey Harris
Photo by Nachelle Nocom on Unsplash
Community and Sharing Economy
Rather than owning and storing every type of household item or tool, minimalists and tiny homeowners embrace the notion of sharing, borrowing, even renting items they need only once in a while. Some neighborhoods have tool libraries, and there are some public libraries that lend tools and equipment just like books. People can share chainsaws, weedeaters, nail guns, and other tools. There are even kitchen libraries popping up, where you can borrow or rent kitchen gadgets that you might not need but a couple of times per year. Tiny house communities, like condos or housing associations, share large amenities such as pools, fitness rooms, and tennis courts. In addition, many also offer clubhouses for large gatherings. Others share communal sports equipment such as kayaks and bicycles.
Live Your Best Life
Though that phrase may seem cliché, living your best life is important, whatever that means to you. If the idea of living with less to achieve your best life is countercultural, so be it. Let’s just embrace it for what it is. This is your life and not for others to judge. If you are living tiny or minimalist, I’d love to know how that’s going for you. Is it helping you get the most out of life? Leave me a comment below. As always, thanks for reading, and please subscribe!
In my last article, I told you about my family’s growing interest in tiny houses. I’ve been pursuing buying or building a tiny house in our area, but I’ve run into many roadblocks. I want to provide a few clarifications: first, tiny can be defined as anything under 700 square feet. What we really want is a house under 1000 square feet, which could also be classified as a small house. Second, we are not looking to be mobile. Some tiny house owners want to tow their house and use it for traveling. We want to build it on a foundation. Third, we are not looking to be off the grid – we want electricity and plumbing. Last, we want to do this 100% legally, and that’s where the biggest roadblocks have been.
House at River Ridge Escapes, photo by me.
Where can you put a tiny house?
Though I’m in Tennessee, I want to share my experience because I suspect it is typical of many regions of the United States. I found it very confusing to figure out what you can build and where you can build. If you watch popular tiny house TV shows, they make it seem like you can just park one anywhere. But I’m afraid that that’s just not true. There are many details, ordinances, and regulations. When I started the process, I didn’t even know how to find the information. Even now I’m certainly no expert, but I wanted to share my experience in hopes that it helps others navigate the same process.
I’ve spoken to several tiny home builders and real estate agents about buying or building a tiny house. None were able to give me enough information or direction. Real estate agents especially did not seem very motivated to work with me. From a financial perspective, we were only looking to buy a small piece of land under $30,000, rather than a huge house in the hundreds of thousands, thus less of a commission for them. A couple of agents were somewhat helpful, but only to a point. One even told me that I could “plop one down anywhere I wanted,” which is completely inaccurate and misleading.
Well, kind of. I can buy a tiny house and park it in my backyard tomorrow. But I cannot legally reside in it full-time.
Dining room of a tiny house, photo by me.
Zoning: County, or City?
Though I thought real estate agents would be most knowledgeable in zoning laws, they often referred me to the county and city zoning offices to find out for myself. I called both zoning offices multiple times over several months and left messages and I’ve never received a return call from either. I was going to have to take a day off from work to visit the offices in person, but I never even got that far.
Eventually, I figured out that zoning is different in the county versus the city; that sections of each have their own zoning regulations; and that individual subdivisions within the city and county often have their own restrictions. Each of these has requirements about minimum square footage, lot size, foundation type, home shape (to prevent mobile homes), etc. Many of these rules are created as safety regulations, but some were created simply to keep poor people out of certain neighborhoods.
We looked at many pieces of land in person and online. Some were in the city and some were in the county, but this isn’t always easy to determine. When I asked real estate agents directly, I often did not get a clear answer. Here are some of the small, quick tricks you can use to determine which zoning to even start with:
Look at the garbage cans – if those are city-issued, then it is city zoning.
You can tell by school zone if schools are separated by city and county (where we live, it all falls under the county).
Check the public library system to find out if it serves the city or county.
Find out which utilities (water, gas, electric) service the county and city separately, you can determine the zone that way.
Tiny house at River Ridge Escape, photo by me.
Zoning Classifications
We found several pieces of land into which we made serious inquiries with real estate agents. Regarding one particular property, the agent responded via email:
“This particular property is zoned R1 so you could build on it but I’m not sure if there is a minimum size or not and also, since it’s in a subdivision, there are probably restrictions on what can be built…If there are no subdivision restrictions, you would probably have to get a special permit for a tiny home…It is my understanding that zone R5 is the only one not required to get a special permit. If I were you, I would make a trip to the zoning office and try to get them to break down the process for what you are wanting to do.”
That was a lot of information for me to understand in just one paragraph, especially since I am not versed in zoning laws.
Many areas do not have a separate classification for tiny homes. Zoning classifications are not standardized and can vary greatly. Even if a municipality follows the International Residential Code (IRC), there are usually amendments and exceptions. Generally, most indicate the type of use with a letter or combination of letters, for example, R for residential or C for commercial. There is usually a number to indicate the type of development. For example, in our area, R1 refers to lots for single-family dwellings.1
R1: Residential buildings
The definition of R1: “Single-family dwellings, excluding factory manufactured homes constructed as a single self-contained unit and mounted on a single chassis.” I have been unable to find the minimum square footage for new R-1 construction in our city and county, except that they follow the standards of the 2012 International Residential Code (IRC) with many amendments and exceptions. The 2012 IRC requires a minimum of 120 habitable square feet in at least one room. Other rooms must be at least 70 square feet with 7-foot ceilings. But in some county municipalities adjacent to Chattanooga, the minimum is 1400-1500 square feet for newly constructed residential buildings.
R5: Manufactured residential homes
R5 is intended for single-wide manufactured homes in specifically designated places. In other words, here R5 means trailer or mobile home park. In many places throughout the United States, tiny houses are relegated to mobile home communities. Tiny houses that are 400 square feet or above are often classified as manufactured homes. Many of the tiny house models we liked were either right at 400 square feet or just over. In the city, a manufactured home is defined as a structure, transportable in one or more sections, which is at least 8 feet wide and 32 feet long (256 square feet) “and which is built on a permanent chassis, and designed to be used as a dwelling with or without permanent foundation, and connected to the required utilities, and includes plumbing, heating, air conditioning, and electrical systems contained therein.”2
A1: Agriculture use
In our county, A1 zoning is “intended for agricultural uses and single-family dwellings at 2 units per acre maximum.” One real estate agent and one tiny house company informed me that I could “probably get away with a tiny house” on a lot with that zoning. But we don’t want to “get away with it” and hope we don’t get caught, experiencing consequences of hefty fines and a relocation later. We want to do this legally.
Travel trailer or camper
If a tiny house on wheels (THOW) is classified as a travel trailer, they are only allowed to be used for short-term occupancy or vacation rental for less than 30 days. So you can technically own one and park it wherever an RV is allowed, but you cannot reside in them full-time or permanently.
Kitchen of a tiny house at River Ridge Escape, photo by me.
Covenants, Conditions & Restrictions
On top of figuring out the county zoning for areas outside of the city, many subdivisions have what are called Covenants, Conditions & Restrictions (CC&Rs). These rules govern the use of lots in the subdivision or neighborhood and are usually enforced by a homeowners’ association. Again, many of these rules are created as safety regulations. But some were put in place to prevent the poor from moving into those neighborhoods.
Unfortunately with every single lot that we inquired about, we hit a roadblock, usually in the form of said CC&Rs. Some had a minimum square footage requirement of 1500 square feet, and two required a minimum of 2500 square feet! I honestly don’t even know what I’d do with a house that size. Another real estate agent recommended a vacant double lot zoned as R2, on which we could’ve built a small duplex and rented out half. But it also had a steep grade and would have required a double foundation or a poured wall foundation. This combination seemed too much for us to take on financially and physically.
Elevation of a tiny house on the beach, image from architecturaldesigns.com.
Commit with no guarantee
If we decided to build a small house on a foundation and got past any relevant CC&Rs, then we could apply for a special permit through the applicable zoning office. But we would have to buy the land first, and then to apply for the permits we would have to bring the zoning office architectural or building plans. If this order is correct, we would have to purchase the land, then work with a general contract or architect and pay them to draw up the plans. So we’d have to commit financially to the land and the plans before we’d even know if we could build the small house we desire.
Retrofitting an Older House
There are some single-family homes in our area under 1000 square feet, but most of them are older homes. When you purchase an older home, as we did, you must be prepared for the problems of an old home. Homes built before the 1980s can have asbestos, as our house did, and asbestos remediation is expensive. Homes built before 1978 often have lead paint and contractors will not perform work on your house until it has been tested. Some argue that you can “get around” testing for things like asbestos and lead by doing the work yourself. But the risk is exposing yourself and your family to known highly carcinogenic toxic materials. Older homes sometimes have mold or mildew issues. Old construction materials may have been made or treated with dangerous chemicals, such as old insulation, lead pipes, and varnishes.
I’m not against owning an older home, but I wish I had known these things before buying one so I could have been prepared financially. We would like newer construction because of our experience. Many tiny houses tend to have new building materials or be newly constructed. Additionally, the cost is often higher to retrofit or “gut” an old house and rebuild the interior with updated plumbing, electrical, HVAC, etc. than it is to buy or build a new tiny or small house.
Photo by Andrea Davis on Unsplash.
Tiny House zoning issues
Tiny houses are not allowed in many places, and this is most often due to the property tax structure. Property taxes are a major income source for local governments. They often pay for a variety of services including schools, fire and police, infrastructure, libraries, garbage and recycling, etc. Property taxes are usually based on the value of your land and home. The more square footage of the home, the higher the taxes, and the more income the municipality takes in. So there is not much motivation there to allow tiny or even small houses. The system discourages small and sustainable living.
Movement on the rise
Cities in Florida, Oregon, California, Arizona, and several other states have laws that allow full-time residency in small or tiny houses. Tiny house communities are popping up in different areas, like the ones I mentioned at River Ridge Escape in Georgia. Some argue that the tiny house movement is a trend and will be short-lived. Others claim that the movement is here to stay. The number of people seeking smaller mortgages, no mortgages, a lower carbon footprint, an easier lifestyle, or simply affordable housing, is growing.
Thank you for reading, I hope this information is helpful. I am not trying to discourage anyone from trying to go tiny. As for my family, we have tabled our effort to build in our area. But it is not off the table! If there are any errors or misinterpretations in this article, it is because my understanding of building codes and ordinances is rudimentary. I’ve largely had to figure this out on my own. If you have updated information or your own experience to share, leave me a comment!
Image by Kool Cats Photography on Flickr, Creative Commons license (CC BY-NC 2.0).
Additional Resources:
Page, “Are Tiny Houses Illegal in Your State?” by Maria Fredgaard.
Article, “Tiny-house owners are facing evictions or living under the radar because their homes are considered illegal in most parts of the US,” Insider.com, December 14, 2020.
Page, “Where Can I Build a Tiny House?” by Maria Fredgaard.
Article, “A woman who parked her tiny house on her parents’ property in New Hampshire was forced to move out after the local government said it was illegal,” Insider.com, December 30, 2020.
