What States Don't Allow Tiny Homes? (It's More Complicated Than You Think)

This is one of the most common questions we get — and the answer is almost never a simple yes or no. Tiny home laws in the U.S. are a patchwork. Some states have embraced them. Others haven't caught up yet. And in most cases, what actually matters isn't the state — it's the county or city you want to live in. 
Here's what you actually need to know. 

The States With the Most Restrictions 
A handful of states have been identified as particularly challenging for tiny homeowners. These include Alaska, Iowa, Louisiana, North Dakota, New Jersey, New York, Wisconsin, and West Virginia — all of which have either explicitly restricted tiny homes or have zoning frameworks that make it very difficult to live in one legally. 
But here's the important nuance: "restricted" doesn't always mean "illegal." It often means the zoning codes weren't written with tiny homes in mind, so there's no clear path to approval. That's very different from a state that has actively passed a law saying "no tiny homes." 

The States That Are Actively Welcoming 
On the other end of the spectrum, states like California, Oregon, Texas, Colorado, Florida, and Maine have made significant moves to accommodate tiny homes — especially as ADUs (Accessory Dwelling Units). California and Oregon have been particularly aggressive about expanding ADU laws, and both allow tiny homes in many residential zones. 
Nevada is also moving in this direction. In 2021, Nevada passed Senate Bill 150, which requires cities with populations over 150,000 to create zoning provisions for tiny homes. [LINK: does-nevada-allow-tiny-homes] 

Why It's Almost Always County-Level 
Here's the thing most people don't realize: even in tiny home-friendly states, the rules are enforced at the local level. One city might welcome tiny homes. The neighboring county might not allow them at all. You can have two towns 20 minutes apart, with completely different rules. 
This is why the first thing anyone should do before buying land or building is contact the local planning or zoning department in the specific area they're considering. Ask directly. Get it in writing if you can. 

THOWs vs. Foundation Homes: Different Rules 
A tiny home on wheels and a tiny home on a foundation are often treated very differently by local codes. THOWs are frequently classified as RVs, which means they fall under vehicle regulations rather than building codes. That can be an advantage (fewer permits, simpler process) or a disadvantage (restrictions on where you can park, limits on full-time living) depending on where you are. 
Foundation-based tiny homes are usually treated more like traditional houses or ADUs — which means more permitting requirements, but also more legal protection and potential for property appreciation. 

How We Can Help 
Navigating zoning laws is genuinely confusing — and it's one of the things we help our clients with every single day. If you're looking at a specific location and want to understand what's possible, reach out to us. We've built across the country, and we know how to work through the permitting and zoning process in different markets.  
Get in touch at mycocoonhomes.com 

Zoning information based on 2024–2025 data from multiple state sources. Laws change frequently — always verify with your local jurisdiction before making decisions.