Tiny Homes: Hesperia vs San Bernardino
How do tiny homes rules compare between Hesperia, CA and San Bernardino, CA?
Hesperia and San Bernardino have similar restriction levels.
Hesperia, CA
San Bernardino County
Hesperia treats permanently sited tiny homes as Accessory Dwelling Units under §16.12.360, allowing detached ADUs up to 1,200 sq ft (minimum 150 sq ft) on lots with an existing single-family residence. Detached ADUs are capped at 16 ft in height with 4-foot side/rear setbacks. Manufactured homes under 10 years old qualify. RVs explicitly do not qualify as ADUs under §16.12.360(E)(2).
View full Hesperia rules →San Bernardino, CA
San Bernardino County
Tiny homes on permanent foundations in San Bernardino are regulated as ADUs under CA Gov Code 65852.2. Tiny homes on wheels are treated as RVs and cannot be permanent dwellings outside approved parks.
View full San Bernardino rules →Key Facts Comparison
| Fact | Hesperia | San Bernardino |
|---|---|---|
| Max Detached ADU Size | 1,200 sq ft livable (§16.12.360(E)(2)) | - |
| Min ADU Size | 150 sq ft (no RVs qualify) | - |
| Max Height (Detached) | 16 ft (18 ft near transit); attached 25 ft | - |
| Setbacks | 4 ft side / 4 ft rear (§16.12.360(E)(4)) | - |
| Min Rental Term | 30 consecutive days (§16.12.360(D)(7)) | - |
| State Authority | Cal. Gov. Code §§65852.2, 65852.22 | - |
| Permanent foundation | - | Permitted as an ADU under Gov Code 65852.2 |
| ADU sizing | - | 850 to 1,200 sq ft with 16 ft height safe-harbor |
| Wheels/RV | - | Tiny home on wheels treated as RV; no permanent residency |
| Approved parks | - | RV parks or licensed mobilehome parks allowed for THOWs |
| Utilities | - | Must connect to approved water, sewer, and power as dwelling |
Highlighted rows indicate differences between cities.
Hesperia FAQ
Can I live in a tiny home on wheels in Hesperia?
No. Recreational vehicles do not qualify as accessory dwelling units under Hesperia MC §16.12.360(E)(2). To legally live in a tiny home in Hesperia, it must be permanently sited, on a foundation, and permitted as an ADU or a manufactured home under California Health & Safety Code §18007.
How tall can a detached tiny home (ADU) be in Hesperia?
16 feet for a standard detached ADU under §16.12.360(E)(8), or up to 18 feet if located within one-half mile walking distance of a major transit stop, plus up to 2 additional feet to match the roof pitch of the primary home.
Can I Airbnb my Hesperia ADU?
No. Hesperia MC §16.12.360(D)(7) prohibits ADU rentals for terms shorter than 30 consecutive days, so vacation rental and short-term rental use of an ADU is not allowed regardless of platform.
San Bernardino FAQ
Can I live full-time in a tiny home on wheels on my San Bernardino lot?
Generally no. Zoning and state housing law treat tiny homes on wheels as RVs, which cannot be occupied as permanent residences on single-family lots.
Is a foundation-built tiny home allowed?
Yes, as an ADU under Gov Code 65852.2, provided it meets ADU size, Title 24, smoke or CO alarm, and utility connection rules.
Are there any exceptions for shelter or homelessness?
State-sanctioned pilot projects and approved tiny home villages operate under specific statutes, but individual lots in San Bernardino are not open to THOW occupancy.
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