Tiny Homes
+ Rules & Regulations
“The Tiny House Movement is an architectural and social movement that encourages living a simpler life in a smaller space” — TinyHomeBuilders
Since most of my thesis project is on tiny homes, I should probably start writing about them too! To those who are new to the whole idea of tiny homes, consider this a brief intro…
A tiny home is simply defined as any livable structure that is 400sqft or less. In reality though, people in the U.S who live in homes that are anything less than 1,000sqft consider themselves to be living in a tiny home. Tiny homes can be mobile (THOW = Tiny Home on Wheels) or simply on the ground like a regular house. Tiny homes on wheels must adhere to certain motor vehicle laws as they are considered recreational vehicles. For example, in New Jersey, they must adhere to the following standards:
- Max Width: 8.5ft
- Max Height: 13.6ft, trailers typically account for about 1.7–2ft
- Max Length: 40ft, 65ft including tow vehicle
- Max Weight Including Trailer: 10,000lbs or 500lbs/sqft, but most don’t exceed 14,000lbs
That said, the typical length of a tiny house on wheels is about 20–30ft. Any more than this and driving the home around becomes even more of a challenge. See specific standards and restrictions per state here.
Be aware that some states do not allow for permanent residence in an RV. Those that do allow residence in an RV might not allow for an RV to remain in the same spot for more than 15 days — 14 on federal land. After 15 days, you are required to move 500ft. At the Tiny House Expo I attended, I learned about this THOW community where families situate themselves in a large circle and every 2 weeks all move one spot over, thereby adhering to this 500ft rule.
A tiny home on a foundation needs to meet certain building codes and like all residential houses, needs to adhere to zoning laws. These structures are legally referred to as Accessory Dwelling Units or ADUs. Before we jump into specific building codes, first thing’s first: You DO need a permit to build ANY livable structure of ANY size.
Great. Now some International Residential Codes — Appendix Q Tiny Houses Quick Facts:
- The tiny house must be 400sqft or less in floor area excluding lofts
- Habitable ceiling heights must be at least 6'8"
- Bathroom and kitchen ceiling heights must be at least 6'4"
- Loft ceiling heights are permitted to be less than 6'8"
- Lofts are defined as being used for sleeping or living space and must have a floor area of at least 35sqft
- Lofts cannot be less than 5ft in any horizontal dimension
- Ladders accessing lofts must have a rung width of at least 12inches with 10–14 in spacing between rungs and must be able to support 200lbs per rung
- Loft guards must be at least 36in
- Egress roof access windows (sky-lights/windows) in lofts are deemed to meet the requirements of Section R310 for emergency escape and rescue openings when they are installed in such a way that the bottom of the opening is not more than 44in above the loft floor and provided that the clear opening is at least 5.7sqft
Note: I have listed codes that apply to my own tiny home design, so you must visit the link above for the full written laws that may apply to your design.
Building codes don’t seem too stringent to me, but zoning laws, in my opinion are the laws that make tiny homes very difficult to live with in some states. The reason why laws on tiny homes are so restrictive and why some states or counties might simply not allow them is because: “Some governments cite concerns over maintaining the integrity of neighborhoods and property values, ensuring safe building standards, and avoiding transient populations” Viewpoint. “People object to [tiny homes] because they have this notion that the people who live in them are transients,” says Darin Zaruba, a home builder and founder of the National Tiny House Jamboree. “They look as these houses as trailers, and they’re afraid that they’ll turn a place into a crappy mobile-home park” AARP.
Though some city governments have been loosening standards and becoming more accepting of tiny homes, they remain the minority. In 2014, Spur, Texas, proclaimed itself “America’s First Tiny House Friendly Town”. They eliminated the minimum size requirement for homes on foundations. House designs still must be submitted for approval and tiny homes must be connected to the town’s electrical, water and sewer systems, but this town took that first step in opening up to tiny living. In 2016, Fresno, California, allowed tiny houses on wheels to be considered permanent residences if they’re parked on property that already has a regular home on it. Only one ADU of 100 to 400 square feet is permitted per property, but the resident doesn’t have to be a caregiver, meaning the house can be rented to anyone! In fall 2018, the Lake Dallas, Texas City Council approved a tiny-home village. Inhabitants pay a rental fee of around $500 to $550 a month, which includes hookups for water, sewer service and electricity. (Source: AARP 2018)
The Tiny House Movement is a movement for widespread regulation or leniency of current regulations that will allow tiny homes in every state. Multiple people I met from the expo have said that we are expected to get to that point in around 5–10 years.
So, are tiny homes currently acceptable in NJ?
No, unfortunately not so much. In my own hometown, mobile homes of any type even if they are situated on a foundation, are prohibited. Only in a few towns in NJ are tiny homes allowed to be built strictly as an ADU to a house on a lot larger than 2 acres. Others are special situations, such as tiny homes built for veterans in South Jersey.
New York state absolutely prohibited tiny homes — that is until very recently in October 2019 when NY adopted Appendix Q. Enthusiasts see this as a step towards the right direction!
Unfortunately, states like Arkansas, Alabama, Ohio and Connecticut are known to be very strict and less welcoming towards tiny homes.
Fortunately, states like Pennsylvania, Arizona, Maine, Michigan, New Hampshire, Georgia, Florida and Massachusetts, make up for it with individual provinces or counties whose laws are more lenient and accepting. At this point in time, it seems that Texas and Maine seem to be the most open to tiny living. Again, it is important to remember that each district/county is different from the next. I cannot stress how important it is to check with your local zoning and ordinance departments, and more importantly, not to be afraid to do so. They are very easy to talk to, will answer all your questions, and will give you peace of mind when constructing your tiny home because you know you are in no way breaking the law!
If you’d like to learn more about tiny homes + regulations check out these links below:
Tiny Home Builders provides an extensive breadth of information that you should 100% check out — I really loved their Knowledge Base!
I also highly encourage watching YouTube videos. I love watching Living Big In A Tiny House videos as well as tiny home DIY’s.
One more thing — don’t be afraid to join tiny housing communities and just chat with other enthusiasts! You can learn more from people telling you about their experiences and what to look out for more than you can by doing research (in my opinion). Granted, people will also give you ways to get around the law and whether you use them or not is up to you, but let me just warn you with a funny post I saw on The Tiny Life Blog: If your town does not allow tiny or mobile homes and you get busted for living in a tiny home and you counter by saying you were simply “camping”, just know that most municipalities also have very specific limits on how long you can “camp”. The limit is usually between 2–30 days in one spot or parcel of land, if camping is allowed at all — so be wary of this!
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Thanks for reading friends! I hope this article gave you a general intro to what tiny homes are and what regulations to be aware of. I’m still learning about tiny living myself and would love to gain insights from those who are also very passionate about tiny living/have the experience! Enjoy the rest of your weekend!
