Tiny Homes: Costa Mesa vs Midway City
How do tiny homes rules compare between Costa Mesa, CA and Midway City, CA?
Costa Mesa and Midway City have similar restriction levels.
Costa Mesa, CA
Orange County
Costa Mesa permits foundation tiny homes as Accessory Dwelling Units under CMMC Title 13 and California Government Code Section 65852.2, which preempts most local restrictions for ADUs up to 1,200 sq ft. California Residential Code Appendix AX (effective 2023) sets construction standards for tiny houses on permanent foundations 400 sq ft or less. Tiny houses on wheels are classified by HCD as recreational vehicles.
View full Costa Mesa rules →Midway City, CA
Orange County
California HCD guidance and Health and Safety Code 18007 classify many tiny homes on wheels as manufactured housing or ADUs, granting statewide siting protections.
View full Midway City rules →Key Facts Comparison
| Fact | Costa Mesa | Midway City |
|---|---|---|
| Authority | CMMC Title 13 + Cal. Gov. Code 65852.2 | - |
| ADU By-Right Size | Up to 1,200 sq ft (state preemption) | - |
| JADU Max Size | 500 sq ft (single-family lot, owner-occupied) | - |
| Detached ADU Setbacks | 4 ft side/rear (state minimum) | - |
| Tiny Home on Foundation | Permitted as ADU; CRC Appendix AX for <=400 sq ft | - |
| Tiny House on Wheels | RV per HCD; ANSI A119.5; not a dwelling unit | - |
| ADU Amnesty Law | AB 2533 (Cal. Gov. Code 66332), eff. Jan 1, 2025 | - |
| Confirm With | Costa Mesa Planning (714) 754-5245 | - |
| Statute | - | Health & Safety Code 18007 |
| ADU pathway | - | Gov Code 65852.2 |
| Standards | - | HUD or ANSI 119.5 |
| Regulator | - | HCD |
Highlighted rows indicate differences between cities.
Costa Mesa FAQ
Can I put a tiny house on wheels in my backyard in Costa Mesa?
California HCD treats tiny houses on wheels as recreational vehicles built to ANSI A119.5 standards, not as dwelling units. Costa Mesa has not adopted a movable tiny house ordinance the way some California cities (such as Fresno) have, so a wheels-based unit cannot lawfully be used as a permanent residence. Confirm with the Costa Mesa Planning Division at (714) 754-5245 before siting a unit, and consider permitting a foundation ADU instead.
Can I build a tiny home as an ADU in Costa Mesa?
Yes. CMMC Title 13 implements California Government Code Section 65852.2, which preempts most local restrictions for ADUs up to 1,200 square feet. A small foundation tiny home of 400 square feet or less can be designed under the 2022 California Residential Code Appendix AX, which sets specific loft, ladder, and ceiling-height standards. The unit must still meet ADU setbacks (4-foot side and rear minimum), height limits, and any objective design standards adopted by the city.
What is AB 2533 and does it allow tiny houses on wheels?
AB 2533, codified at California Government Code Section 66332 and effective January 1, 2025, is an ADU amnesty program that lets owners apply to legalize existing unpermitted ADUs built before January 1, 2020 with limited recourse. It is not an authorization for movable tiny houses on wheels and does not change the HCD classification of a tiny house on wheels as a recreational vehicle. Costa Mesa's adoption details should be confirmed with Planning.
Midway City FAQ
Can I park a tiny home on wheels in my backyard full time?
Generally no, unless it qualifies as an ADU on a foundation or your city has a specific movable-tiny-house ordinance. RVs are limited to RV parks.
Are foundation-built tiny homes protected by ADU law?
Yes. A tiny home meeting ADU size and code requirements receives the full ministerial approval protections of Government Code 65852.2 statewide.
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