Living in a Tiny Home in a California RV or Mobilehome Park
Parks are the one place in California where a tiny home on wheels is allowed without a special local ordinance.
What the state says
Park trailers and RVs, "unless otherwise allowed by a local ordinance," generally may be occupied only in mobilehome parks or special occupancy parks (RV parks and campgrounds) (HCD IB 2016-01).
Those parks are governed by the Mobilehome Parks Act and Special Occupancy Parks Act, with rules in Title 25 of the California Code of Regulations (HCD parks laws).
HCD or a local agency enforces construction and maintenance standards for units on park lots (IB 2016-01).
Park trailer basics
A park trailer (park model RV) under state law (HSC §18009.3; IB 2016-01):
Is 400 sq ft or less of gross floor area when set up (qualifying lofts excluded)
Is no more than 14 ft wide at its widest point
Is built on a single chassis and moves on highways only with a transport permit
Is built to ANSI A119.5 / NFPA 1192 and carries a certification label
Is designed for "recreational or seasonal use only"
San Diego County notes that its THOW-as-dwelling rules do not apply to park trailers in mobilehome or RV parks (County PDS).
Questions to ask a park (in writing)
Do you accept park model / tiny homes, or only RVs?
Is there a maximum length or age of unit? Which certification label do you require (ANSI A119.5 or NFPA 1192)?
Can I stay year-round? Is there a maximum stay?
What does the space rent include (water, sewer, electric, trash)?
Are there skirting, deck or shed rules?
Is the park permitted by HCD or a local enforcement agency?
Is a park right for you?
Good fit: you don't own land, want a lower upfront cost, or want to try tiny living first.
Watch out: park rules and rents can change, and long-term residency rules vary by park. Read the rental agreement carefully.
A home built to park model standards can also be eligible for backyard placement in cities with a THOW ordinance (see County Guides), which keeps your options open.
Frequently asked questions
Are there tiny home communities in California?
Yes, a handful say publicly that they accept tiny homes. See our verified list of communities.
Can I live full-time in a tiny home in an RV park?
Some parks allow year-round stays, but many set maximum stays, so ask in writing. Under state law you become a "tenant" after more than 30 straight days and a "resident" after nine months (Civil Code §§799.31–799.32).
What is a park model RV?
It is a park trailer: 400 sq ft or less when set up (qualifying lofts excluded), no more than 14 ft wide, built to ANSI A119.5 or NFPA 1192, and meant for recreational or seasonal use.
Does an RV park have to accept my tiny home?
Each park sets its own rules. Most require certification, DMV registration and size limits, so get them in writing before you buy.
Related guides
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 to plan your tiny home?
Zen Tiny Homes in San Diego designs and builds tiny homes (Alpine, Mammoth, Container, and fully custom). Fill out the free Buyers Application and we'll help you choose the right path for your site and budget.
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. Zen's $500 site assessment checks what fits your lot, or call 760-492-0742.
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