Building codes have a big influence on your tiny house design, construction, and legality. So, umm, what exactly are they, and what should you know about them?
What are building codes (and what aren't they)?
In the world of tiny houses, there are various regulations and groups at play from a legal perspective. The main two are zoning and building code, though you may also need to deal with appraisers, land inspectors, and real estate agents. However, to keep things simple, the main two points of focus are zoning and code.
Zoning dictates how land can be used and is created by the local zoning board. (That link will tell you all about it.)
Code dictates how buildings are actually designed and constructed. Things like room size requirements, placement of wires, and egress windows are included in the building code. Smaller requirements are covered in code as well, such as the type of stainless steel fastener required for fastening wood studs.
It is also important to note that while building codes are our primary concern, they are not the only code at play. You also may need to consider fire code, private sewage disposal code, or plumbing code, to name a few. Here is the list of codes used in the United States.
Why do building codes exist?
To the aspiring tiny house owner, building codes may seem like just another unnecessary hurdle to deal with. However, while codes may not traditionally match the needs of a tiny house, they do play an important role in construction, and their intention should be understood.
Building codes are primarily in place for safety. Many codes are born out of terrible accidents that happened in the past that could have been avoided with proper construction.
For example, code almost always dictates that electrical wiring should be above plumbing in a wall. If you had plumbing above the wire, you're now exposing a possible leak to electricity. That is a fire hazard. For this reason, the code makes sense and protects you.
Who determines building code, and how do I find the code?
Building codes are much more centralized than their zoning counterpart. Most countries have their own building codes. The United States uses the 2018 International Residential Code (IRC). Canadians can depend on the National Building Code of Canada 2015. Australia uses its Australian Building Codes Board. To find your country, just google "building codes of [your country]" and look for a .org or .gov website.
Now, even though codes are determined on a national level, they are typically adopted at a state or municipal level. The majority of the time, your local building or planning department will follow the national building code of your country, perhaps with a couple of amendments or exceptions.
It is important that you confirm this, though. Get in touch with your local building council and ask them for the official building code of your city, township, or county. Chances are you will be referring to the aforementioned national code, but don't leave it up to chance. For example, the city of Chicago has its own building code.
How do building codes apply to tiny houses?
There is a longstanding knowledge within the tiny house that goes something like this: "I can either be up to code OR build a tiny house.''
Fortunately, this is changing. At the highest level of code writing, there is more acceptance of the tiny house movement. In the United States, the IRC now has Appendix Q Tiny Houses, which is solely about tiny houses and, in their words, "relaxes the code."
Note that the IRC dictates that a tiny house must be 400 square feet or less. So if you have plans for a small house that is 430 square feet, you don't get the benefits of the relaxed Appendix Q. Plan accordingly!
When you are discussing your plans with your local building department, confirm whether or not they honor Appendix Q or have rules for tiny houses. This may also include the zoning department, as they are typically in charge of whether or not tiny houses are allowed at all.
What about tiny houses on wheels?
While the previous section covers tiny house building codes in general, for both tiny houses on foundations and on wheels, THOWs have an added wrinkle: RV certification.
Now, if you're keeping your tiny house in place, this step may be unnecessary. But depending on what you plan to do with your tiny house, you may want or need an RVIA certification, which is a stamp of approval that the tiny house was built by experts.
If you're a DIY builder, you will not be able to get the RVIA certification for your THOW. However, you can work around this by acquiring your RVIA builder's certification before building your tiny home on wheels.
If you are having a tiny house built for you, make sure the builder is RVIA-certified.
If you are buying a tiny house, make sure the house has its RVIA certificate.
As always, talk to your building department about this first. They are the judge, jury, and executioner. They also happen to be normal people that are happy to help.
When should I think about building codes for my tiny house?
Building codes shouldn't be an afterthought. You should be thinking about code and engaging with your planning/building department before even purchasing land and definitely before you begin construction.
There are four key steps where building code will come into play.
1) Design
When you design the tiny house or acquire design plans, you need to be thinking about code. While there is nobody checking yet, a sound design plan makes for approved permits and a speedier process in general. Design plans that aren't up to code result in more red tape and more money spent, not to mention potentially unsafe living conditions if you were to build under the radar.
2) Approval
In most places, tiny house projects will go through some form of approval with the zoning board and/or building commission. This will occur before or immediately after acquiring land. If you already have land, then you will do this before starting a tiny house project. The reason this happens is that many places allow tiny houses, but they require special permits.
3) Construction
This one is perhaps the most obvious, but you need to make sure you are building to code. Get acquainted with it, follow it, and think about why it exists. In many places, you will have an inspector randomly check your construction mid-project.
4) Inspection
Upon completion, your tiny house will be inspected to ensure it is up to code. The last thing you want is to have to do renovations on a brand new home.
Tiny house adoption is on the rise, but building code can still be a bit tricky. Understand that it is primarily there to protect you. Pick up the phone and make a call to your local building department to get started. You can do this. It just takes a little bit of planning (pun intended)!
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