Exciting news for the tiny house community! On January 14, 2025, The Nevada County Board of Supervisors approved an ordinance on January 14, 2025, allowing Tiny Homes on Wheels (THOWs) as permanent residences. This progressive move aims to provide affordable housing options and address the housing crisis in the county. (Nevada County)
The ordinance allows Nevada County Tiny Homes on Wheels or THOWs—homes no larger than 400 square feet with a kitchen, bathroom, and sleeping areas—in all zones that permit traditional-built housing. includes their use as primary dwellings, accessory dwelling units (ADUs), or within dwelling groups consistent with allowed density. Notably, the ordinance expands opportunities by permitting THOWs in the Medium Density Residential (R2) Zoning District, allowing up to six units per acre with a development permit. (Nevada County)
This ordinance clearly distinguishes Nevada County Tiny Homes on Wheels or THOWs from recreational vehicles (RVs) and prohibits RVs as permanent housing under the new regulations. RV manufacturers follow different building standards and design them for short-term use. the county requires all permanent housing to meet essential safety and durability standards. This is why you should not follow RV certification when building your tiny house; instead, you should adhere to certification procedures like those of NOAH (National Organization of Affordable Housing) to ensure your home meets proper housing standards.(Nevada County)
For our customers at Tiny House Basics, this development is significant. The approval of Nevada County Tiny Homes on Wheels reflects a growing acceptance and recognition of tiny homes as viable housing solutions. As more counties adopt similar ordinances, individuals building their own tiny houses can look forward to increased opportunities for legal and permanent placement of their homes.
This ordinance not only provides a pathway for affordable and sustainable living but also encourages the growth of diverse housing options. As advocates for the tiny house movement for over a decade, we at Tiny House Basics celebrate these positive steps and remain committed to helping our customers navigate these exciting developments in Nevada County Tiny Homes on Wheels regulations.
Check out How to Make Tiny House Living a Reality
How to Maximixe your square footage? Go with a 40ft x 10ft Tiny House Trailer or a 34ft 6in x 11ft 6in Trailer
ORDINANCE No. 25451
OF THE BOARD OF SUPERVISORS OF THE COUNTY OF NEVADA
AN ORDINANCE AMENDING TITLE 12: ZONING
REGULATIONS OF THE NEVADA COUNTY CODE TO ALLOW
TINY HOMES ON WHEELS AS PERMANENT HOUSING
(ORD24-2)
THE BOARD OF SUPERVISORS OF THE COUNTY OF NEVADA, STATE OF CALIFORNIA,
ORDAINS AS FOLLOWS:
SECTION I:
The Nevada County Land Use and Development Code is hereby amended to read as shown in
Exhibit A attached hereto and incorporated herein by this reference.
SECTION II:
Pursuant to Nevada County Code Title 12, Chapter 5, Section 12.05.090, the Board of Supervisors
hereby finds and determines as follows:
- That the proposed amendments to the General Plan are consistent with and further the
goals, objectives, policies, and implementation measures of the General Plan and
provisions of the Nevada County Land Use and Development Code Chapter II Zoning
Regulations; and - That the proposed amendments will not be detrimental to the public interest, health, safety,
convenience, or welfare of the County, because the site development standards of the
County’s Zoning Code will ensure future projects conform to applicable regulations to
ensure that the future development does not negatively impact the public interest, health,
safety, convenience, or welfare of the County, and that the sites will accommodate the
anticipated future development of the various proposed primary uses; and - That the Project sites are physically suitable for the various proposed General Plan land use
designations because the site development standards of the County’s Zoning Code will
ensure future projects conform to applicable regulations to ensure that the sites will be
compatible with surrounding development. In addition to site development standards,
future project-specific conditions and mitigation measures will ensure that adequate
infrastructure, including sewer, water, access, and emergency services will be available to
serve the sites at the time of development.
SECTION II:
If any section, sentence, clause, or phrase of this ordinance is for any reason held to be invalid or
unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect
the validity of the remaining portions of this ordinance. The Board of Supervisors hereby declares
that it would have passed this ordinance and adopted this ordinance and each section, sentence,
clause, or phrase thereof, irrespective of the fact that any one or more sections, subsections,
sentences, clauses, or phrases be declared invalid or unconstitutional.
This Ordinance shall take effect and be in full force thirty (30) days from and after introduction and
adoption, and it shall become operative on the 13th of February; 2025, and before the expiration of
fifteen (15) days after its passage, it shall be published once, with the names of the Supervisors
voting for and against same in the Union, a newspaper of general circulation printed and published
in the County of Nevada.
PASSED AND ADOPTED by a majority vote of the Board of Supervisors of the County of Nevada at a
regular meeting of said Board, held on the 14th day of Januar~2025, by the following vote of said
Board:
Ayes: Supervisors Heidi Hall, Lisa Swarthout, Susan Hoek and
Hardy Bullock.
Noes: Robb Tucker.
Absent: None.
Abstain: None.
Recuse: None.
ATTEST:
TINE MATHIASEN
Chief Deputy Clerk of the Board of Supervisors
By: Heidi Hall, Chair
Exhibit A
Section 12.03.310 Tiny Homes on Wheels
A. Purpose. It is the purpose and intent of this Section to provide for and establish reasonable regulations
regarding Tiny Homes on Wheels to provide needed housing for County residents, improve housing
diversity, encourage the development of new, low-cost permanent housing, and further the housing goals
of the Housing Element of the County General Plan.
B. Definitions. As used herein, the following definitions shall apply:
Dwelling, Tiny Home on Wheels (THOW) —A separate, independent dwelling unit for one or more
persons that are no larger than 400 gross square feet, excluding loft area space defined in California
Health and Safety Code Section 18033; includes basic functional areas that support normal daily
routines, including a bathroom, a kitchen, and a sleeping area; is built upon a single chassis and
mounted on wheels, and cannot move under its own power; and is titled and registered with the
California Department of Motor Vehicles.
C. Standards. THOWs are allowed as single-family dwellings, second dwelling units consistent with
allowed density, dwelling groups, and accessory dwelling units, as defined by Article 2, subject to zoning
compliance, building permit issuance, and compliance with the following standards:
Certifications. A THOW shall comply with the standards set forth in California Health and Safety
Code Section 18027.3. A THOW shall bear a label or an insignia indicating compliance with the
state standard that was in effect pursuant to this chapter on the date of manufacture, including any
modifications contained in regulations.
- Registration. A current DMV registration and operating permit shall be required and maintained
on the THOW at all times. - Deed Restriction. Prior to building permit issuance for a THOW, the owner shall record a deed
restriction that addresses restrictions on such units as follows:
a. The THOW may be rented for long-term use only (30 consecutive calendar days or more);
short-term rentals are prohibited. - Density. THOWs shall comply with the zoning density established for the parcel on which the
THOW is located. - Location. THOWs shall be in conformance with setback requirements identified by the County
Site Development Standards for asingle-family, dwelling groups, or accessory dwelling unit as
required within the Zoning District where the unit will be located. - Site Development Standards: All site development standards and separation requirements
applicable to the proposed use (single-family dwelling, secondary dwelling, dwelling group, or
accessory dwelling) shall apply to the placement of the THOWs to be occupied. - Size. The maximum square footage or habitable floor space for a THOW shall be no more than
400 square feet, as measured by exterior wall dimensions (lofts consistent with California Health
and Safety Code Section 18033 shall not be counted toward the maximum square footage).
Design: To maintain the character of residential areas, a tiny movable hose shall be designed to
look like a conventional residential structure by incorporating design features and materials
generally used for houses, such as typical siding or roofing materials, pitched roofs, eaves,
and residential windows, including the following:
a. Materials for the exterior wall covering shall include wood, HardiePanel, corrugated or
Corten metal, or equivalent material, is traditionally utilized for residential development.
Single-piece composite laminates or single-piece metal sheathing is prohibited.
Windows shall be at least double-pane glass and shall include exterior trim or other design
features to mimic windows on a building.
c. Wall framing studs are 16″-24″ on center, with a minimum of 2″x 4″ wood or metal studs
or equivalent SIP panels.
Units must include insulation with values of at least R13 for the walls and R19 for the floor
and ceiling.
e. All mechanical equipment for a THOW shall be incorporated into the unit and shall not be
located on the roof. Plumbing vents, low-profile exhaust fans, and solar panels may be
located on the roof. Electrical panels and plumbing hookups shall be screened from view
from public right-of-way or publicly traveled private roads.
- Accessory Structures: Accessory structures such as decks, porches, sheds, gazebos, and ramadas
shall be designed to be detached from the THOW. - Foundation. The movable tiny house shall not have its wheels removed, and all wheels and
leveling/support jacks shall sit on a surface sufficient to support their weight.
a. Parking areas for a THOW shall utilize a paved surface or gravel surface. For the purpose
of this subsection, a paved surface shall be a minimum thickness of two inches of asphalt
concrete or four inches of reinforced Portland cement concrete over four inches of Class II
aggregate base. A chip seal surface shall be a double seal coat over four inches of Class II
aggregate base. A gravel surface shall be four inches of Class II aggregate base. All base
material shall have a 95 percent compaction over a subgrade compacted to 90 percent. The
finish grade for the THOW parking area shall not exceed five percent slope in any direction.
b. A THOW shall be tied down with anchors or otherwise stabilized as designed by the
manufacturer, with provisions for attachment of not less than six ground anchors to the
chassis being provided unless other methods are determined necessary for safety by the
Building Official. Plans for stabilization shall include certification from a California
registered engineer that the design is sufficient to stabilize the THOW. If a THOW is
retrofitted for placement on a permanent foundation, it must meet all applicable building
and fire-safe standards. - Screening. The undercarriage, including wheels, axles, bumpers, tongue, and hitch, shall be
concealed from view by screening that is solid and fixed at all times. - Utility Connections and Mechanical Equipment.
a. A THOW shall be connected to water supply and sewage disposal facilities approved by
the Environmental Health Department and utility provider. All water supply and sewage
disposal requirements shall be complied with as administered by the Department of
Environmental Health Area Management Plan (LAMP) and Onsite Wastewater
‘Treatment System (OWTS) Policy.
b. A building permit shall be obtained by the Building Department for the installation of a
subpanel appropriately sized for the THOW’s amperage, electrical pedestal, and approved
exterior outlets in the location the THOW will be located unless otherwise designed to be
self-contained to provide equal electrical accommodations. Utility connection features may
require protective bollards at the discretion of the Building Official. A THOW may be
connected to an off-grid electrical system consistent with the Building Department’s off-
grid policy.
c. Any water, sewage drain, electrical, fuel supply, or other utility connection and installation
shall conform to state and local regulations and require inspection by the Building
Department of Environmental Health Department and issuance of a permit.
- Wind and Snow Loads. A THOW shall be constructed to the satisfaction of the Building
Department, to meet the snow load requirements of Title 25 of the Code of Regulations, Chapter
3, § 208.305(c)(3)(1)and to have the snow load capacity to resist the roof live load applicable to
the site where the unit is placed (or placed under an approved protecting ramada if the THOW does
not itself meet the required minimum load standards). - Driveways. The onsite driveway access shall meet the minimum fire-safe driveway standard
pursuant to Land Use and Development Code Chapter XVI, Sec. L-XVI 3.2. - Fire Protection Plan. All THOWs located within the High and Very High Fire Severity Zone as
defined on the State Responsibility Area (SRA) maps and all THOWs beyond the dead-end road
limit (as outlined in the Land Use and Development Code Chapter XVII) regardless of their SRA
Fire Severity Zones, are subject to the following provision:
As a part of the building permit application, the applicant shall submit a Fire Protection
Plan, which shall be site-specific and address the following issues:
The proximity to emergency responders and estimated emergency response times;
Describe the primary (and secondary if applicable) access road conditions;
Identify the project’s emergency water supply or emergency water storage facilities
consistent with Article 4 of Chapter XVI of the Land Use and Development Code; - Identify if a fire sprinkler system is proposed or required;
Provide a Fuels Management Plan that requires;
a) Defensible space design consistent with Public Resources Code 4291;
b) Identification of high fuel load areas;
c) How adequate defensible space will be ensured;
d) The mechanism for maintaining defensible space; and
e) Identification of a feasible evacuation plan and/or safe evacuation routes for
use by future occupants of the project.
Title 12, Chapter 6, Section 12.06.010: Definitions
Dwelling, Tiny Home on Wheels (THOW) —A separate, independent dwelling unit for one or rnore persons that
is no larger than 400 gross square feet, excluding loft area space; includes basic functional areas that support
normal daily routines, including a bathroom, a kitchen, and a sleeping area; is built upon a single chassis and
mounted on wheels, and cannot move under its own power; and is titled and registered to tow with the California
Department of Motor Vehicles.
Title 12, Chapter 2, Section 12.02.022 Multi-Family
