Tiny home rules in Omaha, NE — 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.
Omaha allows tiny homes on foundations as dwellings meeting residential code and minimum size, with movable tiny homes on wheels treated as RVs and restricted in residential zones.
Omaha follows the International Residential Code 2021 with Appendix AQ applicable to tiny houses (under 400 square feet). Tiny homes on permanent foundations that meet IRC structural, fire, egress, energy, and plumbing standards are permitted dwellings in zones that allow single-family residential, subject to minimum dwelling size which in most single-family zones is higher than the Appendix AQ floor. Minimum lot sizes and setbacks must still be met. Tiny homes on wheels (THOWs) built to RVIA standards are classified as recreational vehicles; they cannot be used as permanent residences in standard residential zones but may be placed temporarily in RV parks. Accessory Dwelling Unit (ADU) allowances passed in some Nebraska jurisdictions have expanded tiny-home options as backyard cottages; Omaha ADU rules are evolving. Zoning does not categorically allow tiny home villages; such projects require planned unit development approval. Utilities (MUD water, OPPD electric, sewer) must connect per code. Foundation-based tiny homes face the same property tax rules as conventional homes. Continental-climate insulation requirements are significant (R-49 ceiling typical).
Specific penalty amounts for this ordinance are not published in a publicly accessible fine schedule. Contact Omaha code enforcement directly for current fines, enforcement procedures, and hearing options.
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See how Omaha's tiny homes rules stack up against other locations.
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