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Miners Castle, a sandstone rock formation topped with trees in autumn color above Lake Superior, at Pictured Rocks National Lakeshore, Michigan.

Tiny Homes in Michigan: Laws, Rules and Communities

Updated November 4, 2026. Some laws may have changed since then. Confirm with your township, city, village or county before you buy land or a home.

The short answer

Yes, you can live in a tiny home full time in Michigan if it sits on a permanent foundation and your local zoning allows its size. A site-built or modular tiny home is a house under the Michigan Residential Code, which applies statewide. The code in force today is still the 2015 edition, because a court case has kept the newer 2021 edition on hold since 2025, and the 2015 code has no tiny house appendix. Michigan sets no statewide minimum house size; your township, city or village zoning decides that. A tiny home on wheels is usually treated as a recreational vehicle or trailer under state law, which describes RVs as built for temporary living, and local zoning decides where you can live in one. Since December 2025 the state has said mobile home communities may not add new homes that are not HUD-code, which rules out park models and homes on wheels on their home sites. There is no statewide ADU law. Michigan has the 17th lowest cost of living of the 50 states, a flat 4.25 percent income tax, an effective property tax rate of 1.19 percent (14th highest), and homeowners insurance averaging $2,415 a year.

On this page. Quick facts, the rules in plain words, where to start, living in Michigan, communities and common questions.

In Michigan, two local offices decide most of what you can do. Zoning comes from your township, city or village, or from the county where a township has no zoning of its own and the county has adopted zoning. A few rural areas have no zoning at all. Building permits and inspections come from the local building department, and where the township or city does not run one, the county or the state does. A tiny home on a permanent foundation, meaning it is anchored to a base built into the ground, like a concrete slab or piers, is a house under the state code. A tiny home on wheels, built on a trailer so it can be towed, is a vehicle under state law.

This guide covers the state code and why the 2015 edition still applies, homes on wheels, campgrounds and mobile home communities, modular and manufactured homes, city ADU rules, septic and wells, land near the Great Lakes, and where to look for a community.

Quick facts

  • On a foundation (anchored to a base in the ground): a site-built or modular home is a house under the Michigan Residential Code. HUD-code manufactured homes follow the federal code instead.
  • On wheels (built on a trailer): usually a recreational vehicle or trailer under state law, titled with the Secretary of State. Local zoning decides where you can live in one.
  • Building code in force: the 2015 Michigan Residential Code, based on the 2015 International Residential Code. A 2021 update has been on hold by court order since July 2025, and the court's schedule runs into 2027.
  • One code statewide: local governments enforce it but cannot write their own changes.
  • Sleeping lofts (a raised sleeping area reached by a ladder or stairs): Michigan's code has no tiny house appendix, so a loft must meet the regular rules for rooms, stairs and emergency exits.
  • Minimum house size: none in state law. Local zoning may set one. A 2026 bill would cap local minimums at 500 square feet; it was still in a House committee as of October 28, 2026.
  • Mobile home communities: since December 22, 2025, the state treats any new park model, RV, modular or site-built home added to one as a violation.
  • ADUs (a second, smaller home on the same lot as a house): no statewide law. Grand Rapids, Ann Arbor, Lansing and Traverse City have their own rules.
  • Septic (an underground system that treats wastewater where there is no city sewer): Michigan has no statewide septic code. Your local health department sets the rules and issues the permit.
  • Footings: 42 inches below grade under the state code, unless your building official allows a change for local conditions.

Can you live in a tiny home full time in Michigan?

Yes, on a foundation. On wheels, it depends on your local zoning.

  • On a foundation, a site-built or modular tiny home is a house. It has to meet the Michigan Residential Code and your local zoning, and it needs sewer or a septic system permitted by the local health department.
  • On wheels, state law defines a recreational vehicle as built mainly for temporary living for recreation, camping, travel or seasonal use. We found no state law that allows or bans living full time in one on private land, so local zoning decides.
  • Minimum house sizes are local, and some townships set them well above tiny home sizes. Check before you buy land.

The rules in plain words

Building code

Michigan has one construction code for the whole state. State law says the act and the code "apply throughout the state," and since 1999 local governments cannot adopt their own versions or changes. A township, city or village may run its own building department. If it does not, the county may, and if neither does, the state Bureau of Construction Codes enforces the code there.

The code for homes in force today is the 2015 Michigan Residential Code, based on the 2015 International Residential Code with Michigan changes, in effect since February 8, 2016. That is settled for now, but not for good, because a newer code is tied up in court.

  • The state filed a 2021 update in May 2025, set to take effect August 29, 2025.
  • Home builder and manufactured housing groups sued in the Court of Claims. A stipulated order on July 7, 2025, replaced by an amended order on August 27, 2025, bars the state from putting the 2021 update in place until the cases are fully resolved and not subject to further appeal. The amended order says the 2015 code stays "valid and in effect during the pendency of this litigation," and the state's rules page says the same.
  • The case is still open. Court orders in January, April, June and September 2026 only moved the schedule. The latest, signed September 25, 2026, says discovery must be completed by February 19, 2027, mediation must occur by March 19, 2027, and all motions must be filed by April 16, 2027. The pretrial conference, once set for January 2027, will be scheduled by the court in May 2027. The order says it "is not a final order and does not close the case."
  • State law says the residential code must be updated at least once every 6 years. The 2015 code is past that, but in the same order the builder groups agreed not to sue to enforce that deadline.
  • The court has not ruled on the merits, so whether the 2021 update ever takes effect, and when, is not known.

Taken together, the sources point to the 2015 code staying in force at least into 2027. For you, that means a home permitted today is reviewed under the 2015 code, but a project that starts late in 2027 or after could fall under a newer one. Ask your building department which edition it is permitting under when you apply.

The tiny house appendix

The national code has an appendix with rules for tiny houses, first added in the 2018 code as Appendix Q and now Appendix BB in the 2024 code. It covers homes of 400 square feet or less, not counting lofts, and allows features like loft ladders and lower loft ceilings. Michigan has not adopted it. The 2015 code came before the appendix existed, and the 2021 update on hold in court does not include it either.

Without the appendix, a loft in a small house has to meet the regular code rules for sleeping rooms, stairs and emergency exits. Under the national code those include a minimum of 70 square feet for habitable rooms. If you would rather skip the loft, see tiny home layouts without a loft.

Minimum house size

Michigan sets no statewide minimum house size. Local zoning does, and it varies a lot.

  • Spaulding Township allows tiny homes of 240 to just under 500 square feet on a permanent concrete foundation, and its code says tiny homes on wheels are "strictly prohibited."
  • In February 2026, House members introduced a package of zoning bills. One of them, HB 5581, says a zoning ordinance "must not impose a minimum area requirement of greater than 500 square feet for a dwelling." As of October 28, 2026, it was still in the House Committee on Government Operations, where it was sent on February 24, 2026.

Tiny homes on wheels

Under Michigan law a recreational vehicle is "primarily designed to provide temporary living quarters for recreational, camping, travel, or seasonal use." That includes travel trailers and park model trailers that do not need a special highway permit to move. State law says a park model trailer is not a mobile home.

The Secretary of State titles trailer coaches, including travel trailers. A homemade or assembled trailer of 2,500 pounds or more needs an assembled trailer title, which requires bills of sale for the frame, axles, wheels and other parts, a weight slip, a form signed by a Michigan law enforcement officer and a final state inspection, and the trailer gets a new vehicle number. Ask the Secretary of State which title fits your home before you buy or build.

We found no state law that allows or bans living full time in an RV or a tiny home on wheels on private land. That is a local zoning question, and townships handle it differently.

  • Cleveland Township in Leelanau County limits any housing unit under 700 square feet, on wheels or not, to 30 days of residential use a year and does not allow it as a permanent home.
  • Spaulding Township prohibits tiny homes on wheels, as noted above.

Campgrounds and RV parks

The state environmental agency, EGLE, licenses campgrounds with five or more sites for recreational units. EGLE says park models are allowed in licensed campgrounds if they meet the campground rules. That means a home built on a single chassis on wheels, no more than 400 square feet when set up, certified to the ANSI A119.5 park model standard, and on a site with a sewer connection. A tiny home on wheels without that certification may not qualify.

State law defines a campground as a place for temporary living quarters, and the license page does not set a stay limit; how long you can stay comes from each park's rules and local zoning. If you offer sites on your own land to five or more RVs or tiny homes on wheels, that is a campground and needs an EGLE license.

Winter is the practical limit. Many Michigan campgrounds close or shut off water in the fall, even ones that stay open. Ask each park whether it is open year-round, whether water runs in winter and whether it allows year-round stays.

Mobile home communities

On December 22, 2025, the state Bureau of Construction Codes said that any new home that is not HUD-code, including park models, RVs, modular and site-built homes, added to a licensed mobile home community "will be considered a violation of law." Communities with five or more RVs also need a separate campground license. In practice, a new park model or tiny home on wheels cannot go on a home site in a licensed mobile home community. Some communities also hold a separate campground license for separate RV sites, so ask which license a site falls under.

Modular and manufactured homes

Modular homes, called premanufactured units in Michigan, are built to the state code in a factory. The Bureau of Construction Codes approves the manufacturers and the third-party inspection agencies, and the units carry a state certification label.

HUD-code manufactured homes are overseen by the Mobile Home Section of the Bureau of Construction Codes, which licenses and inspects mobile home communities and licenses dealers and installers. State law says a local ordinance "shall not be designed as exclusionary to mobile homes generally." Outside mobile home parks, a local government may require manufactured homes to "compare aesthetically" to site-built homes in the same zone, but it cannot set roof rules or special use requirements that apply only to them. These protections cover HUD-code homes, not tiny homes built to RV standards.

Michigan's zoning law also says a zoning ordinance cannot totally prohibit a land use in a community when there is a demonstrated need for it, unless no suitable place exists there or the use is unlawful.

ADU rules

Michigan has no statewide ADU law. HB 5585, introduced February 24, 2026, would make an ADU of up to 800 square feet, or 75 percent of the house if that is smaller, a permitted use that staff approve without a public hearing. As of October 28, 2026, it was still in the House Committee on Government Operations. A few cities and townships have their own rules.

  • Grand Rapids made ADUs a permitted use in May 2024. Since a June 2026 zoning update, an ADU can be up to 1,000 square feet and never larger than the main home. Rentals of less than 30 days are not allowed.
  • Ann Arbor has allowed ADUs since 2016 and newly built detached ADUs since 2021. No site plan or hearing is needed, but a building permit is.
  • Lansing has allowed one detached ADU per single-family lot in several districts since June 5, 2025. It must be at least 400 square feet and 20 feet wide, on a permanent foundation, and no larger than the main home's ground floor or 1,000 square feet. The owner must live in the main home or the ADU.
  • Traverse City allows ADUs. An owner must live in the main home or the ADU, the ADU must be registered with the city each year, and it must be leased to one party for at least three months.
  • Oshtemo Township, next to Kalamazoo, allows one ADU of 350 to 900 square feet, no larger than the main home, with the owner living on the property and rentals of at least 180 days.

Land division

A 2025 law changes how much land can be split. Starting March 24, 2027, the first 10 acres of a parcel can be divided into up to 10 parcels, up from 4, and since March 24, 2026 local governments may allow more by ordinance. If you plan to buy part of a larger parcel, ask the township how many splits remain.

Septic and wells

Michigan has no statewide septic code. Each local health department sets its own rules and issues permits to install, change or repair a septic system. A bill for a statewide code, SB 771, cleared a Senate committee on June 2, 2026 and was ready for a final Senate vote on June 17, 2026. As of October 28, 2026, the Senate had not voted on it.

Private wells need a permit from the local health department under the state well code. Most are drilled by a registered well drilling contractor, but state law lets you drill one yourself on land you own or lease for your own permanent home if you follow the well code and file the well record.

Land near the Great Lakes, rivers and dunes

  • Building or filling in the floodplain of a river or stream that drains 2 square miles or more needs a state floodplain permit, and homes cannot be built in the floodway.
  • About 250 miles of Great Lakes shoreline are designated High Risk Erosion Areas. Any structure on one of those parcels needs a state permit and must be set back from the erosion hazard line, which is based on how far the shore is expected to wear away.
  • Critical dune areas along Lake Michigan and Lake Superior need state permits for homes, driveways and septic systems.

Snow loads are set by the local building department from the code's maps. Ask before you choose a roof or a home design.

Where to start

  1. Not sure which office covers your land? USA.gov's local government finder points to a directory of Michigan's counties and cities, with their websites and contacts.
  2. Find out who zones your land: the township, city or village zoning administrator, or the county where the township has none and the county zones. Ask the minimum house size and width, whether ADUs are allowed, and whether an RV, park model or tiny home on wheels can be lived in there and for how long. Get the answer in writing.
  3. Ask the local building department, or the county or state if the township does not run one, which edition of the residential code it is permitting under and what it needs for a permit.
  4. If the land is not on sewer, contact the local health department about a septic permit before you buy or build. Ask about well permits at the same time.
  5. For a modular home, look for the state certification label. For a manufactured home, use a dealer and installer licensed by the state's Mobile Home Section.
  6. For a tiny home on wheels, ask the Secretary of State how it will be titled. A homemade trailer of 2,500 pounds or more needs an assembled trailer title and an inspection.
  7. Before buying land near a river, lake or shoreline, check the flood map and EGLE's erosion area and critical dune maps.

Living in Michigan

How Michigan compares with the other 49 states on the things people weigh before a move. Figures as of November 2026.

  • Happiness score (WalletHub 2026). 46.03 out of 100, 38th happiest
  • Cost of living (MERIC, Q2 2026; U.S. average is 100). 92.1, 17th lowest
  • State income tax. 4.25 percent flat (2026); 24 cities add their own
  • Property tax, effective rate on owner-occupied homes (Tax Foundation, 2024 data). 1.19 percent, 14th highest
  • Homeowners insurance, average a year with $400,000 in dwelling coverage (NerdWallet 2026; U.S. average $2,490). $2,415
  • Health care (U.S. News 2026). 24th
  • Education (U.S. News 2026). 45th
  • Average temperature, 1991 to 2020. 45.2 degrees F
  • Average precipitation, 1991 to 2020. 33.9 inches a year
  • Sunshine in Detroit. 53 percent of daylight hours, 75 clear days a year
  • Outdoor recreation, share of the state economy (BEA 2024). 2.1 percent (U.S. 2.4 percent)
  • State parks. 103 state parks
  • People 65 and older (Census estimates, 2024). 19.6 percent (U.S. 18.0 percent)

Michigan's cost of living is below the national average, and homeowners insurance averages a little below the national figure. The state income tax is a flat 4.25 percent, though 24 cities, including Detroit, Grand Rapids and Lansing, add their own, and the effective property tax rate is 1.19 percent. U.S. News ranks Michigan 24th in health care and 45th in education, and WalletHub ranks it 38th happiest.

Rankings mix many factors, and statewide averages hide big differences between regions. Winters in the Upper Peninsula and along the Lake Michigan snow belt are much harder than in the southeast, so look at the area where you plan to live.

Tiny home communities in Michigan

We did not find a year-round tiny home community in Michigan that confirms its details on its own website. Rules, prices and openings change, so contact any community directly before you plan around it.

Two things to know while you look:

  • Some RV resorts and campgrounds in Michigan offer seasonal sites for park model homes, usually open from spring to fall. They are not year-round homes.
  • Since December 2025, mobile home communities may not add new park models or tiny homes on wheels on their home sites, even if a directory lists them as tiny home friendly.

We will add communities here as we confirm them.

Tours we have filmed in Michigan

We do not have a Michigan tour to list here yet. When we do, it will be listed here. Our tours from other states are at Tiny Home Tours by State.

Get new tours and guides

Every other Friday we send real tours, results from our audience polls, and parking and legal lessons from people living tiny. Join the Tiny Home Tours newsletter.

Frequently asked questions

Is it legal to live in a tiny house in Michigan?

Yes, on a permanent foundation, if it meets the Michigan Residential Code and your local zoning, with sewer or a permitted septic system. For a tiny home on wheels, state law usually treats it as a recreational vehicle or trailer, and local zoning decides whether you can live in one full time.

Does Michigan have a minimum house size?

Not in state law. Townships, cities and villages set their own minimums through zoning, and some are well above tiny home sizes. A 2026 bill would cap local minimums at 500 square feet, but it was still in a House committee as of October 28, 2026.

Does Michigan use Appendix Q for tiny houses?

No. Michigan's code in force is the 2015 Michigan Residential Code, which came before the tiny house appendix. The 2021 update, on hold since 2025 while a court case runs, does not include it either. Lofts must meet the regular code rules.

Can I put a tiny home on wheels in a Michigan mobile home park?

Not on a mobile home site. Since December 22, 2025, the state treats any new home added to a licensed mobile home community that is not HUD-code, including park models and RVs, as a violation of law. Licensed campgrounds are a separate category and may allow certified park models; ask whether a tiny home on wheels counts.

Can I park a tiny home on wheels on my own land in Michigan?

It depends on your local zoning. We found no state law that allows or bans it, and townships differ. Some limit how many days a year a small unit can be lived in, and some ban tiny homes on wheels outright. Ask and get the answer in writing before you buy.

Do I need a septic permit for a tiny home in Michigan?

Yes, if the land is not on sewer. Michigan has no statewide septic code, so your local health department sets the rules and issues the permit.

Sources

This page explains the rules in general terms and is not legal advice. Local rules vary. Confirm with your township, city, village or county before you buy land or a home.

Hero photo: Miners Castle, Pictured Rocks National Lakeshore, by Jake Kling on Unsplash.

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