Tiny home rules in San Mateo, 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.
Tiny homes in San Mateo are regulated through the ADU provisions of Chapter 27.19 and California Government Code 65852.2. Tiny homes on permanent foundations may qualify as ADUs (up to 1,200 sq ft detached) or JADUs (up to 500 sq ft). Tiny homes on wheels are classified as RVs and cannot serve as permanent housing.
The City of San Mateo regulates tiny homes through its ADU ordinance (Chapter 27.19) and state law. Detached ADUs up to 1,200 square feet and 16 feet to top plateline (24 feet to roof peak) are permitted on single-family lots. Junior ADUs up to 500 square feet within the existing structure are also permitted. Attached ADUs may reach 24 feet to top plateline and 32 feet to roof peak. All units on permanent foundations that meet California Building Code receive ministerial approval within 60 days. Tiny homes on wheels are classified as recreational vehicles under California Vehicle Code and cannot serve as permanent residences. The city follows state law on ADU setbacks: 4-foot minimum side and rear for new detached construction. An ADU of at least 800 square feet with 16-foot height and 4-foot setbacks may be built regardless of lot coverage, FAR, or open space limitations.
Unpermitted tiny homes used as dwellings face code enforcement. Tiny homes on wheels used as permanent housing violate zoning law. Violations may result in fines and orders to vacate.
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See how San Mateo's tiny homes rules stack up against other locations.
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