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Local Zoning Law

Know the Rules Before You Build, Park, or Buy

Zoning laws aren’t universal — they’re local. What’s allowed in one county might be totally banned just a few miles away. That’s why understanding local zoning laws is one of the most important steps in planning your tiny living journey.

Whether you’re buying land, converting a van, or placing a tiny house on wheels (THOW), this guide will help you make sense of the rules — and avoid costly surprises.

Why They Matter for Tiny Homes

Tiny homes often don’t fit neatly into traditional categories — they might be treated like:

  • A mobile home (MH)

  • An Accessory Dwelling Unit (ADU)

  • A temporary structure

  • Or… not legally recognized at all

Some local codes require a permanent foundation. Others ban structures under 400 sq ft. That’s why your local zoning office should be one of your first calls — not your last.

What Are Local Zoning Laws?

Local zoning laws determine how land can be used in a specific area (usually at the city or county level). They regulate:

  • What types of homes are allowed

  • Minimum square footage and lot size

  • Whether mobile or alternative housing is permitted

  • Utility hookups, off-grid systems, and permits

Even if your tiny home is legal somewhere, local zoning will decide if it’s legal there.

Tips for Navigating Local Laws

  • Look for flexible zones: Like AG (Agricultural), RU (Rural Use), or MH (Mobile Home)

  • Avoid rigid ones: Like Commercial (C1–C3), Industrial (IND), or Open Space (OS)

  • Call before you buy: Always contact the county or city planning department

  • Ask for keywords: Look into terms like “ADU,” “conditional use,” or “variance”

  • Unincorporated areas: Often have fewer rules and more tiny-home-friendly zoning

Local ≠ Logical

Just because a zoning code sounds like it fits (e.g., “Rural Residential”) doesn’t mean it allows tiny homes. Local governments often have outdated codes that exclude anything unconventional — even if it makes perfect sense.

That’s why we created this resource: to help you ask the right questions, speak the language, and find a spot that works for you.

Need help calling your local office?
📄 Grab our Zoning Call Checklist (PDF) — with all the right questions to ask.

Learn the Language

When browsing listings on Zillow or speaking with planners, you’ll run into codes like R1, AG, A-1, etc.

Need help decoding them?
📘 Download: Tinyvers Zoning Code Table Guide (PDF)

This quick-reference guide breaks down zoning types and tells you which ones are most compatible with tiny homes.