The 2026 Tiny House Planning Workbook
Fill-in worksheets for your budget, financing, placement, builder and listing comparisons, inspection, move and timeline.
Goals and must-haves
Write these down before you look at homes. They stop a good-looking listing from pulling you away from what you need.
Must have
Would like
Project budget
Record a written quote for each line, then the actual cost when you pay it. Leave nothing blank: write 0 if a cost does not apply.
| One-time cost | Source of quote | Quote | Actual |
|---|---|---|---|
| Home purchase price | |||
| Sales tax, title and registration | |||
| Delivery or towing | |||
| Site clearing, grading and pad | |||
| Foundation, blocking and tie-downs | |||
| Power connection | |||
| Water: city connection or well | |||
| Sewer connection or septic system | |||
| Permits and inspections | |||
| Skirting, steps and deck | |||
| Furnishings and appliances not included | |||
| Contingency | |||
| Total one-time |
| Monthly cost | Source of quote | Quote | Actual |
|---|---|---|---|
| Loan payment | |||
| Lot rent or land payment | |||
| Insurance (annual premium divided by 12) | |||
| Property tax or registration (annual divided by 12) | |||
| Electric, propane, water and sewer | |||
| Internet and phone | |||
| Maintenance set-aside | |||
| Total monthly |
Financing comparison
Get offers from at least two lenders on the same day so the rates are comparable. Compare the APR, which includes fees, not just the interest rate.
| Lender | Loan type | Amount | APR | Term | Down payment | Fees | Monthly payment |
|---|---|---|---|---|---|---|---|
Ask each lender
- Which home types and certifications do you lend on?
- Is the loan secured by the home, and does it need land or a lot lease?
- Is there a prepayment penalty?
- What documents do you need from me, and from the builder or seller?
- How long is the approval valid?
- Do you pay the builder directly, and when?
Estimate payments with the payment calculator.
Placement and zoning log
Record every conversation with a planning office, community or landowner. Written answers with a name and date are what you can rely on later.
| Date | Who I spoke to (name, office) | Question | Answer | In writing? |
|---|---|---|---|---|
Questions to cover
- Is my home type allowed as a full-time residence here?
- Is there a minimum dwelling size?
- Does a home on wheels count as a dwelling, an RV or neither?
- Which permits do I need (building, placement, septic, electrical)?
- Which certifications does the building department accept?
- For a community or park: lease length, rent, what it includes, accepted home types
Start with zoning by state and the zoning finder.
Builder comparison
Get a written quote from at least two builders for a comparable model. Fill in one column per builder.
| Builder A | Builder B | Builder C | |
|---|---|---|---|
| Model and size | |||
| Price as quoted | |||
| Included / excluded | |||
| Certification | |||
| Lead time | |||
| Deposit and schedule | |||
| Delivery cost to me | |||
| Warranty | |||
| License checked | |||
| References called | |||
| Reviews read | |||
| Contract reviewed | |||
| Notes |
A lower price with more exclusions can cost more in the end. Compare the total for the same scope of work, delivered to your site.
Find builders in the builder directory.
Listing comparison
Compare used or ready-built homes on the same facts. Fill in one column per home.
| Home A | Home B | Home C | |
|---|---|---|---|
| Listing link | |||
| Asking price | |||
| Location | |||
| Type and certification | |||
| Year and builder | |||
| Size (main floor / lofts) | |||
| Trailer GVWR and weight | |||
| Power, water, toilet | |||
| Condition notes | |||
| Title in seller’s name | |||
| Delivery cost to me | |||
| Total delivered cost | |||
| Fits my placement plan |
Browse tiny houses for sale.
Used home inspection
Take this page to the viewing. Mark each item OK or note the problem, and photograph anything you are unsure about.
| Item | OK | Notes |
|---|---|---|
| Roof, sealant and flashing | ||
| Walls and floors: stains, soft spots, odor | ||
| Windows and doors open, close and lock | ||
| Trailer frame: rust, cracks, bent crossmembers | ||
| Axles, springs and brakes | ||
| Tire DOT date codes (week and year) | ||
| VIN plate matches the title | ||
| Electrical panel labeled, GFCI near water | ||
| Every outlet and light works | ||
| Taps, drains and water heater | ||
| Toilet type and condition | ||
| Heating and cooling run | ||
| Propane tanks in date, lines tested | ||
| Smoke and carbon monoxide alarms | ||
| Escape window or hatch in sleeping areas | ||
| Certification label present | ||
| Receipts, manuals, warranty documents |
Delivery and setup plan
Fill this in before you book a mover. Most delivery-day problems come from a missing measurement or an unprepared site.
| Mover | Quote | Insured? | Permits included? | Date available |
|---|---|---|---|---|
Site ready
- Pad level and compacted
- Leveling blocks and tie-downs on site
- Power service matches the home (30 or 50 amp RV, or hardwired)
- Water connection or tank plan
- Sewer connection or septic approved
- Permits pulled and inspections scheduled
- Insurance covers the home in transit and on site
- Someone on site on delivery day to guide the driver
Timeline
Work backward from your move-in date. Placement approval and builder lead times usually set the pace.
| Step | Target date | Done |
|---|---|---|
| Placement confirmed in writing | ||
| Budget quotes collected | ||
| Financing approved | ||
| Builder or home chosen | ||
| Contract or bill of sale signed | ||
| Deposit or payment made | ||
| Site work complete | ||
| Utility connections complete | ||
| Permits and inspections passed | ||
| Insurance active | ||
| Delivery | ||
| Final inspection and move-in |
Move-in week
- Test every system with the builder or seller present, if possible
- Record meter readings and serial numbers
- Photograph the home and site on arrival
- Update your address with the DMV, insurer and lender
- Store the title, bill of sale, warranty and manuals together
This workbook is for your own planning and is not legal, tax or financial advice. Questions or corrections: info@littlehousesforsale.com.
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