Tru Form Tiny had the honor of building a Cascade Max park model tiny home on wheels for a client in San Diego in 2022. A few years later, we heard back from this client with an exciting update.
San Diego has officially legalized tiny homes!
That’s right.
While you might think living in a tiny home is simple, and it can be, depending on where you live or how you plan to use the space, there can be a few barriers owners have to face before making the big purchase decision of going tiny.
That includes things like permitting. Enter: Red tape! Permitting is one of the hardest parts of navigating new construction. Jen Carroll, Co-Founder at Tru Form Tiny and head of production, has an extensive background in building new traditional residential homes.
“It can take months, sometimes years, to get the permits you need to build a new structure. The beauty of tiny homes on wheels is cutting through the red tape, speedlining the build process, and delivering a custom, fully livable home within 90 days, without having to deal with the permitting process, at all.”
Depending on where you live exactly, tiny homes can be a real, viable option for full-time living. Many younger generations are getting priced out of the housing market, due to soaring interest rates with no end in sight.
The median U.S. home sale price sits between $403,200 and $430,000. Additionally, The National Association of Realtors found that the median homebuyer age is 59 years old. Also, the median for a first-time home buyer? 40 years old!
This tells us that buyers today have had decades to build savings, retirement accounts, home equity, and earned higher salaries over time.
So, what does this mean?
Americans today who can afford the median home price are now questioning whether they even want one!
San Diego County Establishes a Clear Path for Tiny Homes on Wheels
The tiny home movement reached another major milestone this year as the County of San Diego formally recognized Tiny Homes on Wheels (THOWs) as legal residential dwellings under a new Director’s Determination. The policy creates long-awaited guidance for homeowners, builders and local officials by establishing when a tiny home may be used as a primary residence or accessory dwelling unit. While every project must still comply with zoning and permitting requirements, the decision removes much of the uncertainty that has surrounded tiny homes for years. For California property owners, it represents one of the state’s most significant policy updates for alternative housing.
Why This Decision Matters Beyond San Diego
California, like other parts of the country, continues to face an ongoing housing shortage. Rising construction costs and increased demand for flexible living options have driven the decision. Tiny homes have emerged as an attractive solution because they can be built more quickly than conventional housing, all while using fewer resources and requiring less space. San Diego’s decision signals that local governments are becoming more comfortable recognizing professionally built tiny homes as legitimate housing, rather than temporary or recreational structures. That shift could influence future policy discussions throughout California and across the country.
Tiny Homes Must Meet Recognized National Construction Standards
One of the most important components of the Director’s Determination is the requirement that qualifying Tiny Homes on Wheels comply with ANSI A119.5, the national construction standard for park model recreational vehicles. These standards establish minimum requirements for structural engineering, electrical systems, plumbing, mechanical systems and overall life safety. By requiring compliance with an established national code, the county is helping ensure that homes used for permanent occupancy meet consistent quality and safety expectations. For buyers, this reinforces the value of choosing an experienced builder familiar with nationally recognized construction practices.
Existing Zoning Rules Still Apply
One common misconception is that this policy allows property owners to place unlimited tiny homes on their land. In reality, the Director’s Determination does not change existing zoning regulations or increase allowable residential density. Every project must continue to comply with local setbacks, lot coverage requirements, utility standards and other development regulations before receiving approval. The new policy simply establishes a permitting pathway for qualifying homes rather than creating new development rights.
New Opportunities for California Homeowners
For many California homeowners, this policy expands the possibilities for making better use of existing property. Families may now have greater confidence exploring tiny homes for aging parents, adult children returning home, guest accommodations or long-term rental opportunities where local regulations allow. As housing affordability continues to challenge communities across the state, flexible housing options have become increasingly valuable. Tiny homes provide a way to add living space without constructing a traditional full-sized residence.
A Positive Sign for the Future of Tiny Homes
San Diego’s decision reflects a broader national trend toward recognizing tiny homes as a practical component of the housing market. Cities and counties across the United States are gradually updating regulations to accommodate smaller, more efficient housing options while maintaining appropriate safety standards. Although regulations continue to vary by jurisdiction, the direction is increasingly clear: professionally built tiny homes are becoming a recognized housing solution rather than an exception. For homeowners, builders and local governments alike, that represents meaningful progress toward expanding housing choice in the years ahead.
Are tiny homes legal in San Diego County?
Yes! Tiny Homes on Wheels (THOW) are legal to use as dwellings in San Diego County, provided they meet specific safety and construction standards.
Not every Tiny Home on Wheels automatically qualifies under the new policy. To be eligible for permanent habitation, each home must be constructed to the ANSI A119.5 standard for Park Model Recreational Vehicles and display certification from an accredited third-party inspection agency. The county also limits qualifying homes to a maximum of 430 square feet of interior living space, measured from the inside walls, and restricts homes to a single story with a maximum height of 16 feet. Sleeping lofts of up to 150 square feet are permitted, but expandable features such as slide-outs, tip-outs and pop-outs are prohibited to ensure the home’s size remains consistent with approved plans.
Tiny Homes Must Be Permanently Installed While Remaining Mobile
Although Tiny Homes on Wheels are built on trailers, San Diego County requires them to function much like permanent homes once installed. Each home must remain licensed and registered with the California Department of Motor Vehicles but cannot be capable of moving under its own power. The unit must be installed on a properly constructed asphalt or concrete pad with bumper guards or curbs to prevent movement and positioned at least six feet from other structures. In addition, permanent connections to water, sewer and electrical utilities are required before the home can receive final approval for occupancy.
Fire Safety Requirements Reflect California’s Wildfire Risks
Fire protection is one of the most comprehensive aspects of San Diego County’s new policy. Qualifying Tiny Homes on Wheels must feature non-combustible or ignition-resistant exterior materials such as stucco, masonry or metal, along with a Class A fire-rated roof. Homes are also required to include dual-glazed windows, smoke alarms, carbon monoxide detectors and compliant emergency exits from any sleeping loft. Unless a project qualifies for a specific accessory dwelling exemption, residential fire sprinkler systems are also required. These measures ensure that tiny homes provide the same level of life safety expected of traditional residential construction while addressing the unique wildfire challenges facing Southern California.
