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Types of tiny homes: on wheels, park models, modular and foundation

"Tiny home" covers several different kinds of building. Which kind you buy decides which rules it is built to, where it can usually be placed, and how it is financed and insured. The words builders use are worth learning before you compare models.

Tiny homes on wheels

A tiny home on wheels — often shortened to THOW — is built on a trailer chassis so it can be towed on the road. Many are built and certified as recreational vehicles. Builders that are members of the RV Industry Association (RVIA) build to the RV standard and carry an RVIA seal; RVIA's inspection program checks compliance with NFPA 1192, the fire and life-safety standard for RVs.

Good for: people who may move, want to place a home on land they rent, or need flexibility.
Think about: many towns treat an RV-classed home as a vehicle, not a dwelling, which limits where it can be lived in full time.

Park model tiny homes

A park model RV is built on a chassis too, but is meant to be set up and left in one spot — typically in an RV park, campground or resort. Park models are built to the ANSI A119.5 standard. Zook Cabins, one of the builders in this directory, states its park models are built to RVIA ANSI A119.5 standards.

Modular tiny homes

A modular home is built in a factory in sections and set on a permanent foundation at the site. It is built to the building code of the state where it will stand, and inspected under that state's factory-built housing program, so in most places it is treated like any site-built house of its size.

Tiny homes on a foundation

A tiny home can also be built on site, on a permanent foundation, like any house. It then has to meet the local residential building code. The International Residential Code includes an appendix written for tiny houses — homes of 400 square feet or less, not counting lofts — covering ceiling heights, lofts, stairs and ladders, and emergency exits. It applies only where a state or town has adopted it.

Certifications you will see

RVIA seal — the builder is an RVIA member and the unit was built to the RV or park model standard.
NOAH — the National Organization of Alternative Housing, a third-party inspection and certification program used by some tiny home builders.
State modular label — a factory-built home approved under a state's modular housing program.

Every profile in this directory lists only the certifications the company itself states. Ask a builder for the certificate itself before you buy.

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