Sacramento Tiny Homes: Foundation ADUs in Sacramento County (2026)
In Sacramento, the clearest path is simple: a tiny home can be a home if it sits on a permanent foundation and meets residential building codes. This guide covers unincorporated Sacramento County and the City of Sacramento.
Ready to start? Fill out the Zen Tiny Homes Buyers Application or call Zen Tiny Homes at 760-492-0742.
What Changed in October 2026
Sacramento County's local ADU ordinance was repealed effective October 22, 2026, at the state's request. ADUs in unincorporated areas now follow state ADU law, explained in the County's ADU guidelines (Appendix A). Where the two differ, state law wins.
The Foundation Rule
The guidelines say all ADUs must be built on a permanent foundation. Tiny homes on wheels, RVs and other DMV-regulated units aren't permitted as a dwelling, except in a permitted mobile home park. Weighing your options? Read Tiny Home on Wheels vs. Foundation.
County ADU Basics
Rule | Unincorporated Sacramento County |
Foundation | Required for all ADUs |
Detached ADU size | 150 to 1,200 sq ft |
Side and rear setbacks | 4 feet |
Detached height | 16 feet (18 feet in some cases) |
Review | Ministerial, through a building permit |
Short-term rental | Only ADUs permitted before Jan. 1, 2020 |
ADUs are allowed in residential and mixed-use zones. They aren't allowed in the Agricultural-Residential (AR) and Agricultural (AG) zones, where the County points to agricultural accessory dwellings instead. A manufactured home can also count as an ADU.
Fees Come From Several Places
The County's ADU guide notes fees can come from the County and from others, like the Sacramento Municipal Utility District (SMUD), water districts and local fire departments. Budget for them early.
City of Sacramento
The City has its own ADU rules and an ADU Resource Center. It offers free Shelf Ready ADU plans for detached ADUs: a 367 sq ft studio, a 559 sq ft one-bedroom and a 747 sq ft two-bedroom. They're all-electric and can't be modified, though they can be mirrored.
Tiny homes on wheels aren't expressly allowed as homes in the City today. In 2026 the City began drafting a Cottages on Wheels ordinance. The draft would allow one 150 to 400 sq ft unit on many single-unit and duplex lots, but it isn't final, so plan on a foundation ADU for now.
Elk Grove, Folsom, Citrus Heights and other cities set their own ADU rules. Rules vary by property; our site assessment checks what fits your lot.
Related Guides
Frequently Asked Questions
Can I live in a tiny home on wheels in Sacramento County?
Not as a home on a residential lot in unincorporated areas. The County says DMV-regulated units like tiny homes on wheels aren't permitted as dwellings except in a permitted mobile home park.
How big can a detached ADU be in Sacramento County?
The County's ADU guidelines limit a new detached ADU to 1,200 square feet, with 4-foot side and rear setbacks and a 16-foot height limit in most cases.
Does the City of Sacramento allow tiny homes on wheels?
Not yet. The City is drafting a 'Cottages on Wheels' ordinance, but today a foundation ADU is the clear path. The City offers free Shelf Ready ADU plans.
Floor Plan Preview
Here's a look at two of the designs Zen Tiny Homes can build. Every plan can be adjusted to fit your lot.
Grove House: 3D render
Grove House: floor plan
See all the layouts in California Tiny Home Floor Plans.
Ready for a Sacramento Backyard Home?
A foundation tiny home can be a great Sacramento ADU. Our $500 site assessment checks what fits your lot.
Prefer to talk? Call Zen Tiny Homes at 760-492-0742 or visit zentinyhomes.com.
This guide is general information, not legal advice. Rules change and vary by property. Zen's $500 site assessment checks what fits your lot, or call 760-492-0742.
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