Nevada County, CA Accessory Structures: Tiny Homes (2026)
Tiny home rules in Nevada County, CA, covering tiny houses on wheels (THOWs), park model RVs, and tiny home on foundation builds, determine where they are legal and how they get permitted.
Key Facts
- Ordinance
- ORD24-2 (Board action Jan. 14, 2025)
- Max size
- 400 sq ft
- Allowed uses
- SFD, second unit, or ADU
- Zones
- RA, R1, R2, AE, AG, FR, TPZ
- Approval
- Ministerial + building permit
- Code location
- Nevada County Code Title 12
Summary
Unincorporated Nevada County adopted Ordinance ORD24-2 (Board action Jan. 14, 2025) amending Title 12 to allow Tiny Homes on Wheels (THOWs) up to 400 sq ft as permanent dwellings. THOWs and ADUs are ministerially permitted in RA, R1, R2, AE, AG, FR, and TPZ zoning districts, subject to building permit and zoning compliance.
Dwelling, Tiny Home on Wheels (THOWs) - A separate, independent dwelling unit for one or more persons that is 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: 1. Certifications. A THOWs 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. 2. Registration. A current DMV registration and operating permit shall be required and maintained on the THOWs at all times.
Full Breakdown
Nevada County is one of the few California counties to legalize Tiny Homes on Wheels (THOWs) for full-time living. On January 14, 2025, the Board of Supervisors adopted Ordinance ORD24-2, amending Title 12 (Zoning Regulations) of the Nevada County Code to allow THOWs as permanent housing. A THOW is defined as a moveable dwelling no larger than 400 sq ft that includes a kitchen, bathroom, and sleeping area, and is intended for permanent residential use, distinguishing it from a recreational vehicle (RV). Under the ordinance, THOWs may be used as single-family dwellings, second/secondary dwelling units, or accessory dwelling units.
THOWs and ADUs are ministerially permitted, regardless of minimum parcel size and zoning density, on parcels within the RA (Residential Agricultural), R1, R2, AE, AG, FR (Forest), and TPZ (Timber Production) zoning districts, subject to zoning compliance and issuance of a building permit. Because THOWs must comply with zoning and building permit requirements, owners should confirm utility, water, sewer/septic, and anchoring standards with the Community Development Agency. The County has separately indicated that RV use as housing and temporary occupancy provisions will be revisited with revisions expected in 2026, so RV rules differ from the THOW rules.
Violations & Fines
Placing or occupying a tiny home on wheels as a dwelling without the required building permit or outside the permitted zoning districts can result in code enforcement and an order to obtain permits or remove the unit. RVs used as housing remain subject to separate, more limited temporary-occupancy rules.
Frequently Asked Questions
Can I live full-time in a tiny home on wheels in unincorporated Nevada County?
Is a tiny home on wheels the same as an RV under County rules?
Sources & Official References
Other rules in Nevada County
California rules heatmap·Compare Nevada County to another location·View the California accessory structures overview
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