Category Archives: DMV

10/14 Coconino County, Arizona invites the public to discuss draft of tiny house zoning & coding rules

Coconino County, AZ community development logoCoconino County Community Development is hosting an open house on the draft permitting process for tiny houses on Tuesday, Oct. 18. The event is open to the public to learn about the draft policy and to provide feedback before it is finalized later this month.

The open house will be at Willow Bend Environmental Education Center, 703 E. Sawmill Road from 3:30 to 5 p.m.

Source for the event: http://azdailysun.com/news/local/coconino-county-hosts-open-house-on-tiny-home-rules/article_9653d1dd-d2a5-521b-9ad9-86fa43641278.html

Here is the draft (note: these rules have not been yet adopted):

Permitting Regulations for Tiny Houses in Coconino County
Draft- August 19, 2016

Definition: Coconino County Community Development defines a Tiny House as a house smaller than 400 square feet; it can be site-built, partially site-built, or on an approved trailer. Houses shall not be smaller than 200 square feet.

Zoning Code Requirements for Tiny Houses:

  • Site built tiny houses built on an approved foundation system shall be permitted in zones
    allowing detached single family dwellings; must meet Community Development regulations for Tiny Houses
  • Tiny houses built on trailers, where the suspension/axle components have been removed and the chassis permanently attached on an approved foundation shall be permitted in zones allowing detached single family dwellings; must meet Community Development regulations for Tiny Houses
  • Tiny houses on mobile chassis where the suspension/axle components remain are considered semi-permanent and the chassis shall be attached on an approved foundation system, and shall be permitted in zones allowing for manufactured and mobile homes; must meet Community Development regulations for Tiny Houses
  • Tiny houses licensed as Travel Vehicles by the State of Arizona are non-permanent housing and must be self-contained, these shall be permitted for uses similar to recreation vehicles; these homes fall under ADOT jurisdiction
  • Site built tiny houses or tiny houses on trailers where the suspension/axle components have
    been removed and the chassis permanently attached on an approved foundation, and meeting all other multifamily zoning and Community Development Tiny House requirements, shall be permitted in multifamily zoning
  • Site built tiny houses, or tiny houses on trailers where the suspension/axle components have been removed and the chassis permanently attached on an approved foundation, and meeting all other Accessory Dwelling Unit zoning and Community Development Tiny House
    requirements, shall be permitted in zones allowing for Accessory Dwelling Units.

Building Code Requirements for Tiny Houses:

  • Tiny houses shall be built and inspected in accordance with the Coconino County adopted
    building code and ordinance.
  • The house can be partially or entirely built on-site or off-site. If built off-site, it needs to have been inspected and approved by a recognized agency approved by the Building Official. All Tiny Houses on Wheels (THOWs) that are built off-site and brought to Coconino County as a dwelling unit will require a plan review and special inspection by Coconino County Community Development to ensure the structural and life safety aspects of the THOW. The County can request additional remodel permits, inspections and engineering of off-site THOWs that have not been inspected and certified by another jurisdiction or third party agency-on a case by case bases.
  • The County has made the following building code adjustments to accommodate tiny houses:
    1. Minimum room dimension is 6’6” with no room smaller than 65 square feet, excluding
      storage areas and bathrooms
    2. Ceiling height is 6’4” in open livable areas, creating a non-obstructed path for egress and
      ingress
    3. Egress and ingress must be provided in sleeping and living areas
    4. Lofts built as storage shall not be permitted as bedrooms, unless meeting ceiling height and egress/ingress requirements
    5. Bathroom and kitchen required, clearance in the front of the toilet needs to be no less than 15” from center of toilet to wall or cabinets
    6. Ladders/lapiers may replace stairways to loft areas (must have uniform run and rises,
      provide stair or ladder detail on plans)
    7. Loft areas used for storage may have reduced fall protection
    8. Number of electrical circuits may be reduced to reflect loads
    9. A minimum of 60 amp electric panel required
    10. Energy Code Concessions: R-15 minimum in framed floors, ceiling insulation and wall
      insulation.
  • Tiny houses built on trailers will need to a have Manufacturer’s Statement of Origin (MSO), or a Manufacturer’s Certificate of Origin (MCO), or be registered with the Department of Motor Vehicle (DMV). Documentation must show the load capacity for the trailer. Before a Certificate of Occupancy can be issued, documentation must be provided to Coconino County Community Development verifying the load of the tiny house is within the load capacity of the trailer.
  • A Certificate of Occupancy will only be issued for tiny houses set on permanent foundations. If the home is removed, the Certificate of Occupancy is no longer valid for the mobile tiny home on wheels. If the tiny home is re-set on a permanent foundation within Coconino County, a foundation permit and special inspection of the tiny house shall be required to obtain a new Certificate of Occupancy.

Wastewater Requirements:

  • Tiny houses set on a permanent foundation will be required to have a wastewater system sized to accommodate the occupancy and fixture count.
  • Tiny houses used as RVs and sited at an RV park must be fully self-contained
  • Compost toilets need to meet ADEQ approved list
  • Graywater needs to be approved for permanently sited tiny houses, to ensure no issues with wastewater system function, as well as environmental considerations like high ground water, wells, and permeability of soils.
  • Tiny Houses on Wheels (THOWs) can include plumbing for graywater-but if permanently sited, the THOWs must go through an approval process

Engineering Division Requirements:

  • Permanently sited Tiny Homes need to meet all Engineering requirements, including drainage, road encroachments, floodplain and roads.

Source for draft code: http://www.coconino.az.gov/DocumentCenter/View/12940

Draft code document: Draft-Coconino County Permitting Regulations for Tiny Houses.pdf

09/21 How to register a tiny house on wheels in Connecticut

New Homemade Trailer:

To register a trailer that you have made (homemade), you will need the following:

  1. Receipts for the parts/items that were used to make the trailer. Please see Classification of Trailers as Homemade for more information.
    Completed Application for Registration and Certificate of Title (Form H-13). Download the form, fill out online, and print to bring with you. Vehicle information should identify the trailer being registered (i.e.: year-2010, make-Homemade, body style-boat trailer). A VIN will be assigned at time of inspection.
  2. Identification will be required to register a trailer. Please see list of Acceptable Forms of Identification.
  3. An Affidavit of Ownership (form H-115) must be completed. An Affidavit of Ownership (form H-115) must also be completed when prior ownership cannot be determined.

Inspection:

A safety inspection is required for all homemade trailers. Please see Inspection of Trailers for more information. A VIN will be assigned to the trailer. Please see Assignment of VIN for Trailers for more information. There is a $50 fee for the assigned VIN if the GVWR of the trailer is over 3,000 lbs.

A 10-day temporary registration will be issued for inspection purposes. The cost of the temporary plate is $21 for 10 days.

Fees (see acceptable forms of payment):

  • Registration fee – $19 to $22.50 (depending on month registered).
  • Title fee – $25 and $10 for each lien-holder listed. (if the GVWR is over 3,000 lbs.).
  • Safety plate fee – $5.
  • Sales tax will be 6.35 percent for vehicles purchased at $50,000 or less.  In addition, the sales tax will be 7.75 percent for vehicles over $50,000. Credit will be given if tax was paid on items when purchased.

Source: http://www.ct.gov/dmv/cwp/view.asp?a=810&q=245094

Registering a tiny house in Oregon

Registration: https://www.oregon.gov/ODOT/DMV/docs/vehicle/trassembled.pdf

Construction requirements for tiny houses that will be sold or rented:
The provisions of OAR chapter 918, division 525 apply to the design, manufacture, conversion, alteration, and repair of recreational vehicles and recreational park trailers rented, leased, sold, installed, or offered for rent, lease, or sale in Oregon.

Adopted Minimum Safety Standards

Effective October 1, 2011 the following standards are adopted by reference as the standards for the manufacture, conversion, alteration, or repair of recreational vehicles, recreational park trailers, accessory buildings, and accessory structures:

(1) The 2011 Edition of NFPA 1192, Standard on Recreational Vehicles, as published by the National Fire Protection Association, and further amended by the Division.

(2) The 2009 Edition of ANSI 119.5, Standard for Recreational Park Trailers, as published by the American National Standards Institute, and further amended by the Division.

(3) The 2011 Edition of NFPA 70, National Electrical Code, specifically but not limited to, Article 551 pertaining to Recreational Vehicles and Article 552 Park Trailers, as published by the National Fire Protection Association, and further amended by the Division.

(4) The 2011 Edition of ANSI/RVIA Standard for Low Voltage Systems in Conversion and Recreational Vehicles, as published by the Recreational Vehicle Industry Association.

(5) The Oregon Residential Specialty Code, as adopted in OAR chapter 918, division 480, and those standards referenced within are adopted as the Division’s standards for the construction, manufacture, alteration, repair, and conversion of accessory buildings and accessory structures used in conjunction with recreational vehicles and recreational park trailers.

Source: http://arcweb.sos.state.or.us/pages/rules/oars_900/oar_918/918_525.html

Idaho Division of Building Safety Acknowledges Tiny Houses

Idaho Division of Building Safety Pamphlet

Idaho Division of Building Safety Pamphlet

Idaho is the first state to discuss RV’s, manufactured, modular and tiny houses in the same reference document.

In the pamphlet linked below, the state Division of Building discusses different types of houses and includes a nod to tiny!

How does all of this apply to Tiny Houses? If you are planning to build or purchase a
dwelling of any kind, including a “tiny house”, it must comply with the requirements of one of the classifications listed above.

For a “tiny house” classified as an RV, you may have challenges in obtaining planning and zoning approval. If the building is wider than 8½ feet it cannot be an RV but it can be a modular building. Contact the Recreational Vehicle Industry Association about compliance with the appropriate ANSI standards, 703.620.6003.

Use of the modular classification will require approvals and inspections similar
to those required for site built dwellings. Use of the modular building option is
intended for manufacturers but may be used by anyone.

Both site built and modular buildings must comply with minimum area requirements of the building code. The smallest a house can be and still meet these requirements is about 150 square feet of floor area.

The HUD manufactured home standard is intended for manufacturing facilities and is very difficult to apply to one time construction.

Full pamphlet: http://dbs.idaho.gov/programs/manufactured/publications/DBS_RV-MOD-HUD_Brochure.pdf

California RV Parks Require Compliance with ANSI 119.2 or 119.5

If you would like your tiny house to be in an RV park in California, your tiny house must meet ANSI 119.2 or 119.5:

“A recreational vehicle that does not bear a label, an
insignia, or an insignia of approval, as required by subdivision (f)
or (g) of Section 18027.3, may not occupy any lot in a park unless
the vehicle owner provides reasonable proof of compliance with ANSI Standard No. A119.2 or A119.5 depending upon whether it is a recreational vehicle or park trailer.”

Here’s the regulation: http://www.leginfo.ca.gov/cgi-bin/displaycode?section=hsc&group=18001-19000&file=18871-18871.11&hc_location=ufi

For information about ANSI inspection, see http://americantinyhouseassociation.org/construction-guidelines/

Joining the RVIA

The Recreational Vehicle Industry Association provides standards for construction of recreational vehicles, including park model RVs. Although in late 2014, the association had temporarily halted adding any new members who built tiny houses, the RVIA is again accepting tiny house builders who manufacturer structures intended for temporary dwelling.

As of March 2015, the cost of joining was a $500 initiation fee plus $2,040 for annual dues plus $600 for 10 seals (RVIA stickers for your tiny houses, must be purchased in lots of 10).

You must submit your designs to the RVIA for review and you must undergo periodic inspections.

For more information about joining, please go to the RVIA website.

UPDATE 08/12/2015

From Thom Stanton’s Timber Trails blog,
“Earlier this year, the RVIA’s Matt Wald explained to me [Thom] that the association is no longer allowing tiny house companies to join their ranks of manufacturer members. Here too, and for the sake of their seal’s integrity, their reasoning here remains sound: Most THOW companies don’t produce enough models for their certification inspectors to see all aspects of production during their periodic site inspections.”

Recreational Vehicle Dealers Association comments on permanent living

“HUD does not consider RV’s as permanent living quarterssince it exempted RV’s from the building codes. With the small size of RV’s, it is virtually impossible to build a structure that can meet HUD residential building codes, and still be able to drive down a highway and handle necessary wind shear requirements. RV Consumers are still protected by ANSI A119.2 standards when they purchase an RV from an RVIA member and NHTSA’s Federal Motor Vehicle Safety Standards.”

In the document linked below, the Recreational Vehicle Dealers Association comments on the Federal Reserve’s requirements regarding loans for dwellings versus RVs, and also comments on permanent versus temporary living structures.

RVDA_response_to_Fed_2011

Registering a Tiny House on Wheels in Connecticut

To register a tiny house in Connecticut, you will need the following:

  1. Receipts for the parts/items that were used to make the trailer. Please see Classification of Trailers as Homemade for more information.
  2. Completed Application for Registration and Certificate of Title (Form H-13). Download the form, fill out online, and print to bring with you. Vehicle information should identify the trailer being registered (i.e. year-2010, make-Homemade, body style-flatbed trailer).
  3. Identification will be required to register a trailer. Please see list of Acceptable Forms of Identification.
  4. An Affidavit of Ownership (form H-115) must be completed. An Affidavit of Ownership (form H-115) must also be completed when prior ownership cannot be determined.
  5. Inspection: A safety inspection is required for all homemade trailers. Please see Inspection of Trailers for more information. A VIN will be assigned to the trailer.

Official link: http://www.ct.gov/dmv/cwp/view.asp?a=810&q=245094