Merced County, CA Accessory Structures: Tiny Homes (2026)

Merced County's Zoning Code directly references tiny homes. In residential zones, Section 18.12.040(A)(3)(c) states that tiny homes shall be considered single-family dwellings and shall be placed on a permanent foundation system. The agricultural zones contain the same rule at Section 18.10.040(N)(3). The Article 8 definition of 'Dwellings, Single-Family' likewise includes manufactured housing, mobile homes, and tiny homes 'when placed on a permanent foundation system.' The practical effect is that a fixed, foundation-built tiny home is treated like any single-family dwelling and is also eligible to be built as an accessory dwelling unit under Chapter 18.62 (subject to the 1,200 sf detached cap and public water/sewer requirement). A tiny house on wheels (THOW) that remains a registered vehicle and is not placed on a permanent foundation is not recognized by the Zoning Code as a permanent dwelling and may not be used as a residence on a residential parcel outside a licensed mobilehome or RV park. California has no stand-alone tiny-home statute; movable tiny homes fall under HCD's manufactured-housing/mobilehome framework and DMV registration, while foundation-built tiny ADUs are governed by state ADU law (Gov. Code §§66310-66342).