Question 1

What is the difference between a tiny house on a foundation versus on wheels?

Accepted Answer

Tiny houses on permanent foundations are regulated as residential dwellings under local building codes. Many jurisdictions allow them through Appendix Q standards (120-400 sq ft). Tiny houses on wheels (THOWs) are classified as recreational vehicles or mobile homes, subject to more restrictive zoning that typically limits permanent residential use to RV parks or designated communities.

Question 2

What is IRC Appendix Q and why does it matter?

Accepted Answer

IRC Appendix Q is an optional code appendix establishing building standards for tiny houses between 120-400 square feet on permanent foundations. It modifies requirements for ceiling heights, loft spaces, emergency egress, and stairways. Local jurisdictions must specifically adopt Appendix Q for it to apply. States like California (Appendix AQ), Oregon, and Maine have adopted it statewide or in modified form.

Question 3

How do ADU laws affect tiny house placement?

Accepted Answer

Accessory Dwelling Units (ADUs) provide the most common legal pathway for tiny houses on existing residential properties. ADU laws specify maximum sizes (typically 400-1,200 sq ft), setback distances from property lines, parking requirements, owner-occupancy rules, and rental restrictions. States like California require all cities to allow ADUs, while most states leave ADU regulations to local governments.

Question 4

Can I live in a tiny house on my own land?

Accepted Answer

This depends entirely on local zoning, county regulations, and whether your property is incorporated within a city. Rural unincorporated areas typically offer more flexibility but may lack infrastructure. You must verify: (1) Does the zoning district allow residential dwellings? (2) Is there a minimum square footage requirement? (3) Are ADUs permitted? (4) Can you meet setback, septic, and utility requirements? Always consult your county planning department before purchasing land.

Question 5

Which states have the most favorable tiny house regulations?

Accepted Answer

California offers the strongest statewide support with mandatory ADU allowance and Appendix AQ adoption. Oregon has statewide Appendix Q and urban ADU requirements. Utah prohibits minimum size requirements below 300 sq ft statewide. Texas, North Carolina, Colorado, and Washington offer growing support through local jurisdictions. Rural areas in most states provide more flexibility but may lack infrastructure support.

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