Tiny Homes 101
There is a way to live the life you dreamed of. The most important part is finding the land that is best suited for your needs and understanding what a Tiny Home truly is.
Tiny Homes 101
If a Tiny Home is built on a trailer and designed to be mobile, it can be legally classified as an RV under U.S. Department of Housing and Urban Development (HUD) and RV Industry Association (RVIA) standards. For this classification:
It must be built on a chassis with wheels.
It should meet the ANSI A119.5 standards for RVs and have the RVIA Seal.
It's typically registered with the Department of Motor Vehicles (DMV).
It is not considered a permanent dwelling.
This is often called a Tiny House on Wheels (THOW). A Park Model RV is a specific type of RV designed for long-term or semi-permanent placement, typically in RV parks or campgrounds. It:
Is also regulated under ANSI A119.5 standards for RVs and has the RVIA Seal.
Is limited to 400 square feet of living space (not counting lofts).
Is built on a single chassis and towed to its location.
Often resembles a small cottage or cabin more than a travel trailer.
Is not designed for frequent mobility.
If your tiny home is over 320 square feet and under 400 square feet, built to ANSI standards, and meant for long-term stays, it’s likely a Park Model RV.
RVIA Certification Badge:
The badge confirms the RV is built to ANSI A119.5 standards.
It's typically affixed near the entrance or on the exterior of the RV.
Manufacturers must undergo inspections and be RVIA members to receive it.
It is required by many states and RV parks for registration or placement.
Why It Matters:
Financing & Insurance are easier to obtain with RVIA-Certified RVs.
Most states won’t register an RV without being RVIA-Certified.
It’s often a prerequisite for legal placement in RV parks and campgrounds.
For a Tiny Home builder, getting this certification means their producing units that are legally recognized as RVs especially important for Tiny Houses on Wheels (THOW) and Park Model RVs.
Top 10 Elements When Finding Land for a Tiny Home
1. Zoning & Legal Restrictions
The most critical factor: Many areas do not allow full-time living in an Tiny Home or RV.
Check if the land is Zoned for Residential, Agricultural or Mixed-Use.
Unrestricted land still needs to comply with building code and DHEC.
Look for Tiny Home friendly counties or unincorporated areas with more relaxed codes.
2. Building Codes & Permits
Tiny Homes on foundations must meet IRC Building Codes, some county codes now include Tiny Home Appendices.
Park Model RVs or Tiny Homes on wheels may fall under RV codes, requiring registration as a vehicle.
Permits may still be needed for septic, electrical and water hookups.
3. Utilities & Infrastructure
Confirm Access To:
Water: City, Well Water or Delivery.
Sewer, Septic or Composting Toilet. Ensure DHEC Approval.
Electricity, Generator or Off-Grid Solar. Ensure Code Approval.
Internet & Mobile Phone Service. Test your mobile service.
Raw Land may be cheaper but can be much more expensive to develop.
4. Access & Road Conditions
Make sure roads are wide and stable enough for delivery or towing.
Avoid steep or narrow access routes, especially if using a THOW (Tiny House on Wheels).
Ensure Roads support a fire truck and emergency vehicles.
5. Long-Term Use & Resale Value
Some Land may work for now but limit your future options: Resale, Rental, Refinancing, etc.
Ideally, look for parcels that could accommodate future additions or upgrades.
6. HOA or Community Rules
Homeowner Associations (HOAs) or land covenants may prohibit Tiny Homes or RVs, even if Zoning allows them.
7. Environmental Suitability
Check For:
Flood Zones or Drainage Issues
Soil Type for septic and foundations. Have a perc test performed.
Wildfire risk areas
Sun Exposure if Planning Solar Power
8. Land Size & Setbacks
Make sure you meet minimum acreage requirements, building setbacks, and spacing laws.
Even small structures need legal placement.
9. Land Ownership & Title
Verify clear title, property boundaries, and easements.
Avoid parcels with unclear ownership or disputes.
10. Location-Based Lifestyle Fit
Is it close to work, stores, medical, or off-grid as you prefer?
Does it align with your goals? Self-sufficiency, rental income, peace & quiet.