Effective February 13, 2025, Nevada County officially legalized the full-time residential use of Tiny Homes on Wheels (THOWs). This change was approved by the Board of Supervisors on January 14, 2025, as part of the County’s broader effort to expand housing options and affordability for its residents.
Here’s what the new ordinance means, how it works, and what you need to know if you’re interested in living in or placing a THOW on your property.
What Is a Tiny Home on Wheels (THOW)?
A Tiny Home on Wheels is a small, movable home designed for full-time living. According to the ordinance, a THOW must:
- Be no larger than 400 square feet, not including lofts
- Include permanent sleeping, kitchen, and bathroom areas
- Be built to ANSI 119.5 or NFPA 1192 standards (commonly used for park model RVs and mobile units)
- Be registered with the California Department of Motor Vehicles (DMV)
Most importantly: THOWs are not RVs. While they may look similar, RVs and other uncertified vehicles are still not allowed for permanent housing.
Where Can You Place a THOW?
Under the new rules, THOWs are now legal in all residential zones that allow traditional housing, with specific density limits depending on the zoning type:
- R-1 (Single-Family Residential): Allowed as a primary dwelling, an accessory dwelling unit (ADU), or as part of a dwelling group
- R-2 (Medium Density Residential): Up to 6 units per acre, with a development permit
- R-3 (Multi-Family Residential): Up to 8 units per acre, subject to local guidelines
- Rural Zones: Permitted with greater flexibility due to updated Title 25 alternative housing standards
Rules and Requirements for THOW Placement
To live in or rent out a THOW legally, the following requirements must be met:
- Certification: The THOW must meet ANSI or NFPA standards
- Registration: It must be currently registered with the DMV
- Inspections: Subject to regular safety inspections (typically annually)
- Utilities: Must have access to water, sewer/septic, and electricity
- Foundation: Can sit on a paved or compacted gravel surface
- Visual screening: The wheels must be screened from public view
What’s Not Allowed?
Despite the flexibility, there are some important restrictions:
- No RVs or converted vehicles (like buses or vans) are allowed as permanent residences
- No short-term rentals (such as Airbnb) are allowed for THOWs
- THOWs must comply with zoning and density limits in their specific location
Who Can Live in a THOW?
A THOW can be occupied by:
- The property owner
- A family member
- A long-term tenant (renters staying for 30 days or more)
These homes are intended to support long-term living—not vacation stays or temporary camping.
Steps to Get Approved for a THOW
If you’re interested in placing a THOW on your property in Nevada County, here are the basic steps:
- Contact the Nevada County Planning Department
- Submit an application for site placement and zoning compliance
- Provide proof of THOW certification and DMV registration
- Schedule a site inspection for safety and utility access
- Receive approval for legal occupancy
Why This Ordinance Matters
This ordinance was created in response to the affordable housing crisis in Nevada County. It gives residents more flexibility to:
- Add a rental unit to their property
- Create affordable housing for relatives or caretakers
- Live in a smaller, sustainable dwelling legally and safely
It’s also part of the County’s broader strategy, which includes recent changes to ADU policies, rural housing reform, and efforts to support alternative housing.
Need Help or Have Questions?
The Nevada County Planning Department is your main contact for support with THOW permits and rules.
📍 Website: https://www.nevadacountyca.gov
📞 Phone: (530) 265-1222
They can help you understand zoning rules for your property, connect you with inspection resources, and walk you through the application process.
Final Thoughts
The Nevada County Tiny Homes on Wheels Ordinance is a big step toward flexible, legal, and affordable housing. Whether you’re planning to live in a THOW yourself or place one on your property for family or renters, this ordinance provides a clear legal path forward.
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