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Where Can I Put a Tiny Home in San Diego County?

Published on
September 18, 2025

TL;DR (Key Takeaways)

  • San Diego County now officially recognizes Tiny Homes on Wheels (THOWs) as dwellings.
  • THOWs must meet ANSI A119.5 standards plus additional fire safety, insulation, and utility requirements.
  • Qualified THOWs can be permitted as primary residences or ADUs.
  • This decision removes the legal gray area and provides clear permitting standards.
  • Density rules, setbacks, and zoning limits still apply.

Why This News Matters

For years, people in San Diego asked: “Can I live permanently in a Tiny Home on Wheels?” The answer was vague. Sometimes you’d get a nod from a planner, sometimes you’d be told no.

Clever S Airbnb in Colorado
Clever Tiny Homes are inspected by NOAH Certified to the ANSI 119.5 and NOAH+ standard.

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That’s over. As of September 2025, the County of San Diego has officially determined that THOWs can be recognized as dwellings if they meet strict building and safety requirements. Source: County of San Diego

This is a milestone. It means that tiny homes aren’t just cute Instagram trends, they’re part of the county’s real housing strategy to address affordability, density, and flexibility.

Tiny Homes on Wheels vs. ADUs: What’s the Difference?

It’s worth clarifying where THOWs fit alongside Accessory Dwelling Units (ADUs):

  • ADUs are typically permanent, stick-built or modular backyard units, regulated under California’s state ADU laws. They’re great for families who want rental income or space for relatives.
  • Tiny Homes on Wheels are factory-built, moveable homes under 430 sq. ft. They sit on trailers, are registered with the DMV, and have historically been treated like RVs—until now.

With this determination, San Diego County is bridging the gap: a THOW can be treated like an ADU, provided it’s built to ANSI A119.5 and complies with safety and zoning rules.

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Clever 1-bedroom model parked in Placerville County
A Clever customer happily enjoying her home

This is huge for homeowners who want more options, and for buyers searching tiny homes on wheels for sale who want assurance that their investment is legally livable.

Before vs After: The Legal Gray Area Ends

Here’s how the determination changes things:

Before (Uncertainty):

  • THOWs weren’t clearly defined in the zoning ordinance.
  • Many were treated as RVs, not permanent dwellings.
  • Permits depended on who you talked to at the county counter.
  • No consistent list of requirements.
Before: Confusion on where THOWS could be placed in San Diego County

After (Clarity):

  • THOWs built to ANSI A119.5 with certification are officially recognized as dwellings.
  • Eligible for permanent habitation (primary residence or ADU).
  • Must follow clear requirements for fire safety, insulation, utilities, and placement.
  • Staff now have guidance → consistent permit process.
  • Future codification will add this to the zoning ordinance.

This shift doesn’t give anyone a free pass. You still need a paved pad, utility hookups, proper setbacks, and county permits. But the difference is certainty—no more guessing games.

The Standards You Need to Know

To qualify as a dwelling, a THOW must check off a detailed list of requirements. Some highlights:

  • ANSI A119.5 compliance with third-party certification sticker.
  • Fire safety features: non-combustible siding, Class A roof, dual-glazed tempered windows, smoke/CO detectors, and sprinklers.
  • Size limits: under 430 sq. ft., max 16 ft tall, one story (lofts up to 150 sq. ft. allowed).
  • Insulation: minimum R-13 in exterior walls.
  • Placement: parked on a paved pad, at least 6 feet from other structures.
  • Utilities: must connect to water, sewer, and electricity with proper permits.
  • No slide-outs or pop-outs that expand square footage.
  • DMV registration must be maintained.

For buyers exploring tiny homes on wheels for sale, these requirements are more than paperwork, they’re what separates a legally livable home from one that’s just a glorified RV.

What This Means for Homeowners

If you’re a homeowner in San Diego County:

  • Backyard THOW as an ADU: You can add a permitted THOW to your lot (setbacks apply). Great for rental income or multigenerational living.
  • Primary residence: A qualified THOW can serve as your main home on any lot zoned for single-family dwellings.
  • No density change: This doesn’t increase how many dwellings you can place on a property—it just clarifies that THOWs count.
Photo fo a Clever tiny home in the mountains
A happy customer in his Clever S which now qualifies as a dwelling in the county of San Diego
A main floor one-bedroom model from Clever Tiny Homes
Collage of Clever 1's high-end interiors and modern finishes

What This Means for Buyers

If you’re shopping for tiny homes on wheels for sale in California, here’s why this is big:

  • Your home can now be permitted for permanent habitation, not just weekend camping.
  • You’ll need to confirm that your builder meets ANSI A119.5 standards and provides certification.
  • You’ll want to review tiny home floor plans with an eye on compliance—size, height, lofts, and insulation matter.
  • Long-term, this ruling adds stability: the county plans to codify THOW recognition into law.

This makes San Diego one of the most forward-thinking counties in California when it comes to tiny living.

How to Choose the Right Tiny Home on Wheels

When you’re evaluating THOWs, ask these questions:

  1. Does the builder certify to ANSI A119.5?
    Not all do. If not, your THOW won’t qualify as a dwelling.
  2. What floor plan options are available?
    Look for layouts that maximize storage and livability within the 430 sq. ft. cap. Lofts, spa-like bathrooms, and flexible kitchens are popular features.
  3. Is the THOW designed for long-term living?
    Insulation, fire resistance, and utility hookups are essential. Cheap builds may look fine but won’t pass inspection.
  4. Can it function as an ADU?
    If you’re a homeowner, confirm that the model you buy fits on your lot while respecting setbacks.

At Clever, our tiny home floor plans are designed with these standards in mind—every detail is thought through for compliance, comfort, and long-term durability.

The Bigger Picture: Tiny Homes as Housing Solutions

San Diego’s recognition of THOWs isn’t just a win for enthusiasts, it’s a response to a housing crisis.

Clever S parked in a California vineyard as a permanent home
A tiny home on wheels that meet ANSI A119.5 standards could qualify as a dwelling
  • California faces one of the highest housing shortages in the U.S.
  • ADUs and tiny homes are seen as flexible, affordable solutions.
  • Recognizing THOWs expands the toolkit: factory-built, moveable, and cost-effective homes that can be deployed faster than traditional builds.

This determination signals that tiny homes aren’t a fringe movement—they’re part of the county’s official housing policy.

FAQs

Can I park a Tiny Home on Wheels anywhere in San Diego now?
No. You still need a permit, a proper lot, and compliance with zoning rules.

Do THOWs increase density limits?
No. Density rules remain the same. This only clarifies that THOWs count as dwellings.

Can I buy a THOW today and move in tomorrow?
Not quite. You’ll need to confirm it meets ANSI A119.5, apply for a permit, and meet fire, utility, and placement requirements.

What about resale?
Because THOWs are now officially recognized as dwellings, resale value could strengthen—buyers know they’re purchasing a legally livable home.

Conclusion

Properly built THOWs are now recognized as dwellings in San Diego County

The San Diego County determination provides clarity, certainty, and legitimacy for Tiny Homes on Wheels.

For homeowners, it opens the door to using a THOW as a backyard ADU or primary residence. For buyers, it confirms that a properly built THOW is a valid, long-term housing option.

In a region where affordability and space are constant challenges, this is a big step forward.