Tiny home rules in Douglas County, 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.
Foundation-built tiny homes in Douglas County must meet IRC 2018 with Appendix Q for dwellings under 400 sq ft. Tiny homes on wheels are treated as RVs and cannot be permanent dwellings except in licensed RV parks. Omaha Ordinance 43728 (2024) expanded ADU allowances.
Nebraska adopts the IRC 2018 (NRS §71-6403), including Appendix Q — Tiny Houses, which provides alternative compliance paths for dwellings 400 square feet or less (loft stair widths, reduced ceiling heights in lofts to 6 feet 8 inches, emergency egress from lofts). Foundation-built tiny homes require a building permit and must meet all mechanical, electrical, and plumbing requirements as any dwelling. Minimum dwelling size is otherwise generally 120 sq ft per IRC R304 unless Appendix Q is used. Tiny homes on wheels (THOW) certified to ANSI A119.5 (RVIA) or NOAH are classified as recreational vehicles under Nebraska law and cannot be used as a permanent dwelling outside of a licensed RV park or campground. Omaha's Ordinance 43728 (2024) allows accessory dwelling units (ADUs) in many residential districts — this provides the clearest legal pathway for a tiny home as a secondary dwelling on a single-family lot. Utility connections must be permanent, not the flexible RV-style hookups. Unincorporated Douglas County zoning still treats THOWs as RVs.
Occupying a THOW as primary residence outside an RV park: Omaha zoning violation, citation up to $500, order to vacate. Unpermitted tiny-home construction: stop-work and retroactive permit. Using a tiny home where not allowed by zoning: relocation required.
Douglas County, NE
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See how Douglas County's tiny homes rules stack up against other locations.
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