Learn how tiny house title, registration, DMV rules, sales tax, and ownership transfer work for houses on wheels and foundations.
Tiny houses on wheels are usually titled like trailers or RVs
Foundation tiny houses follow real property (deed) rules
VIN inspection can usually be done at your location, not the DMV
Sales tax is typically owed in the state where the tiny house is registered
Always use a written bill of sale and complete proper title transfer
How your tiny house is classified determines everything about title, registration, and transfer.
This is general educational information. DMV and tax rules vary by state and sometimes even by office. Always confirm with your local DMV and planning department.
Title, registration, and ownership transfer are some of the most confusing parts of buying or selling a tiny house.
That is because tiny houses are not clearly defined in most state systems. Depending on how and where your tiny house was built, it may be treated as:
This guide explains how title, registration, sales tax, and ownership transfer usually work for tiny houses, what documents are commonly required, and where sellers and buyers get into trouble.
This is general educational information. DMV and tax rules vary by state and sometimes even by office. Always confirm with your local DMV and planning department.
There is no single legal definition of a "tiny house" at the DMV level.
As a result:
The key factor that determines the process is whether the tiny house is on wheels or on a permanent foundation.
Most tiny houses on wheels are treated like trailers or RV-style units, even if they are used as full-time homes.
A THOW may be classified as:
The classification affects:
Requirements vary by state, but typically include:
Manufacturer's Certificate of Origin (MCO): For new builds from a builder
Previous Title: For used tiny houses that were already titled
Bill of Sale: Documents the transaction between buyer and seller
VIN Inspection or Verification Form: Completed by DMV-approved verifiers, law enforcement, or licensed inspectors
Registration Application: State-specific DMV form
Identification and Fees: Valid ID and applicable registration fees
Some states require notarization. Some require in-person visits. Some allow mail or appointment scheduling only.
Most states do not require you to tow your tiny house to the DMV.
Instead, you can usually:
On-site VIN verification is often easier, cheaper, and far less stressful than towing to a DMV office.
Sales tax almost always applies to tiny houses.
| Scenario | Tax Implications |
|---|---|
| Built in a no-tax state, used in a tax state | Sales tax is usually due in the buyer's state |
| Built in another country | Import paperwork and state tax are typically required |
| Tax paid to builder | DMV will usually request proof to avoid double taxation |
Trying to under-report value or register only part of the structure carries risk and varies widely in enforcement.
This is a common question with no universal right answer.
Understand future mobility, resale, and compliance risks before deciding whether to register.
Tiny houses on permanent foundations are usually not handled by the DMV. Instead, they fall under real property rules if they are:
If the tiny house is sold without land, it may still be treated as personal property and transferred with a bill of sale instead of a deed. This varies significantly by jurisdiction.
Regardless of classification, ownership transfer should always include:
Failure to complete transfer correctly can expose sellers to future tax liability, towing or parking citations, and insurance disputes.
Buyers are typically responsible for:
Sellers should avoid guaranteeing placement legality unless they control the land involved. See our legal risks guide for more detail.
Claiming "legal everywhere": Zoning and placement rules vary by jurisdiction
Assuming RV classification allows full-time residency: Many areas restrict RV living
Selling without a bill of sale: Creates ownership disputes later
Failing to disclose classification status: Can lead to buyer complaints or legal issues
Not addressing outstanding liens: Creates transfer problems
Misunderstanding sales tax obligations: Can result in unexpected tax bills
Tiny house title, registration, and ownership transfer are not standardized in the United States.
The safest sellers:
Doing this reduces disputes, failed sales, and legal risk later.
Once you understand title and transfer requirements, list your tiny house where serious buyers are looking.
List Your Tiny House for Sale