A grassy trail leads to a stone overlook shelter above a winding river in the North Dakota badlands.

Tiny Homes in North Dakota: Laws, Rules and Communities

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

The short answer

Yes, you can live in a tiny home full time in North Dakota, on a permanent foundation and where your city, county or township zoning allows a house. Whether anyone enforces a building code depends on where you build, because the state code is enforced only by the cities, counties and townships that choose to. On wheels, North Dakota law treats a travel trailer as temporary living quarters, and local zoning decides where you can live in one. A 2025 law put the state Department of Environmental Quality in charge of septic rules, while permits still come from your local public health unit or another local government. North Dakota has the 14th lowest cost of living of the 50 states, income tax rates of 0 to 2.50 percent, an effective property tax rate of 0.92 percent (22nd highest), and homeowners insurance averaging $3,510 a year.

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

In North Dakota, zoning is local, and so is building code enforcement. A tiny home on a permanent foundation, anchored to a base built into the ground, is a house. A tiny home on wheels, built on a trailer so it can be towed, has no category of its own in the North Dakota laws we read, and how one is treated once you live in it depends on your city or county.

This guide covers the state building code and where it applies, the tiny house appendix, homes on wheels, manufactured and modular homes, ADUs in two North Dakota cities, the 2025 septic law, and what we found when we looked for communities.

Quick facts

On a foundation (anchored to a base in the ground): a house. A city, county or township that enforces a building code must use the state building code, with room for local amendments. Fully chartered home rule cities may adopt another code, but the state says all of them that enforce a code use the same codes. The state code has used the 2024 International Residential Code since January 1, 2026.
Tiny house appendix: not in the state code. North Dakota's rule says the code's appendix chapters are not part of the state building code unless specifically adopted, and the 2026 code book adopts none.
Fire sprinklers: neither the state code nor a local code may require them in a single-family home or a building with no more than two homes.
On wheels (built on a trailer): state law defines a travel trailer as temporary living quarters for recreational, camping or travel use. Local zoning decides where you can live in one.
ADUs (a second, smaller home on the same lot as a house): no state law requires cities or counties to allow them. Bismarck allows them in every residential zoning district, with a minimum lot size for a separate ADU.
Septic (an underground system that treats wastewater where there is no city sewer): you need a permit from your local public health unit or another local government, and a 2025 law gave the state environmental agency the authority over the rules.

Can you live in a tiny home full time in North Dakota?

Yes, on a permanent foundation where local zoning allows a house. On wheels, it depends on your city or county.

On a foundation, a tiny home is a house. Where your city, county or township enforces a building code, it has to meet that code, which is the 2024 state code with any local amendments, and it needs sewer or a permitted septic system.
On wheels, we found no North Dakota law that allows or bans living full time in one. The state's motor vehicle law defines a travel trailer as temporary living quarters, and local zoning decides where you can park and live in one.
The state sets no minimum house size that we found. Ask your city or county whether it does.

The rules in plain words

Building code

North Dakota has a state building code, but the state does not enforce it. Under North Dakota Century Code 54-21.3-03, the code is made up of the international building, residential, mechanical and fuel gas codes. A city, township or county that chooses to enforce a building code must adopt and enforce the state code, and it may amend the code to fit local needs. The state Department of Commerce says enforcement is the job of the jurisdictions that choose to adopt a code, and that its Division of Community Services is not involved in enforcing it. Commerce also says fully chartered home rule cities may adopt something other than the state code, but that all of those that enforce a code currently use the same codes the state code is made of.

The current edition took effect January 1, 2026. Commerce says eligible cities and counties and members of the state's building code advisory committee adopted the 2024 editions of the building, residential, mechanical and fuel gas codes on September 11, 2025, along with the 2024 energy conservation and existing building codes.

A building used for agricultural purposes is exempt from the state code, unless it is a place where people live or is open to the public (54-21.3-04).
The state code may not require fire sprinklers in a single-family home or a building with no more than two homes, and neither may a local code (54-21.3-03).
The State Electrical Code and the State Plumbing Code are separate statewide codes outside this chapter.

What it means for you is that the first question is not which code, but whether anyone enforces one where you plan to build. Ask the city, county or township. If it enforces a code, it is the 2024 state code with any local changes.

The tiny house appendix

The national residential code has an appendix with rules for tiny houses, often called Appendix Q. In the 2024 edition it is Appendix BB, Tiny Houses.

North Dakota's administrative rule says the appendix chapters of the building, residential, mechanical and fuel gas codes are not part of the state building code unless specifically adopted (North Dakota Administrative Code 108-01-01-14).
The 2026 state building code book says no appendices are adopted.

So where the state code is enforced, a small home is reviewed under the standard residential rules. A city, county or township may amend the state code for local needs, and we did not check whether any has added the appendix. Ask your building department, in writing, before you design or buy.

Tiny homes on wheels

North Dakota's motor vehicle law defines a travel trailer as a unit on wheels "designed to provide temporary living quarters for recreational, camping, or travel use," small enough to tow without a special highway permit (NDCC 39-01-01). The state's park licensing law also defines a recreational vehicle as temporary living quarters (NDCC 23-10-01).

How the state's mobile home rules apply to a tiny home on wheels is not settled.

North Dakota's mobile home tax law covers a structure built on a permanent chassis, designed as living quarters, and used as a residence, if it is attached to utility services or is 27 feet or longer (NDCC 57-55-01). The owner of a mobile home must apply to the county director of tax equalization for a mobile home tax permit within ten days after it is acquired, moved or first brought into the state.
We found no law or state guidance that says whether a tiny home on wheels used as a home falls under that definition.

What it means for you is that a home on wheels you live in and hook up to utilities may fall under that mobile home tax definition, so ask your county director of tax equalization before you buy.

Bismarck's guide to accessory dwelling units says tiny homes classified as recreational vehicles are not permitted as ADUs.
A mobile home park, recreational vehicle park or campground with three or more lots needs a state license from the Department of Health and Human Services, unless the state or a local government owns it (NDCC 23-10-03).

Where you can live in a home on wheels is a local zoning question everywhere in the state, so call your city or county before you buy one to live in.

Modular and manufactured homes

Modular homes placed in North Dakota must be built to the state building code, plus any amendments where they are placed, even in places that do not enforce a code (NDCC 54-21.3-03). The factory hires a third-party inspector approved by the state's Division of Community Services, and then no further state or local inspection may be required during manufacturing in the factory (54-21.3-07).

Manufactured homes are built to the federal HUD code, which is the state building code for them (54-21.3-03). The state sets installation standards, and a home may be installed under those standards or the manufacturer's instructions (54-21.3-08).

A manufactured home can be treated as real property once it is permanently affixed to the land and connected to utilities, ownership of the home and land match (or the owner holds a recorded lease of at least 20 years), and the owner records an affidavit of affixation with the county recorder (NDCC 47-10-27).
We found no North Dakota law that limits a city's or county's power to restrict manufactured homes. The city and county zoning chapters do not mention them.
Grand Forks County, for example, requires a manufactured home permit before a home is moved in.

ADUs

North Dakota has no state ADU law. The 2025 legislative session's housing and zoning subject indexes list no ADU bill, and the topic indexes for the two 2026 special sessions list no housing or zoning topic. Cities and counties set their own rules.

Bismarck allows an ADU with a single-family or two-family home, inside the home or in a separate building, by right in any residential zoning district in the city and its extraterritorial area, with a building permit. A separate ADU must be more than 300 square feet and less than 800 square feet, or up to 1,200 square feet on a lot of 5 acres or more, and is not allowed on a lot under 4,000 square feet in the RS district or under 2,000 square feet in the RU and RX districts. It needs one off-street parking space of its own, must meet the building code for homes, and needs perimeter footings at least four feet deep. Private covenants may prohibit ADUs.
Devils Lake's ADU handout requires a conditional use permit and sets a size of 300 to 800 square feet. The owner must live in the main home or the ADU, and the people living in both must be members of the same family or providers of home or medical support services.

For ideas on building one, see advice for a tiny backyard ADU.

Septic and the 2025 law

Where there is no sewer, you need a septic permit. Senate Bill 2267, signed April 23, 2025, gave the state Department of Environmental Quality the exclusive authority to adopt rules on licensing, permitting and inspections of onsite wastewater systems. The permit itself still comes from your local public health unit or another political subdivision.

Anyone in the business of installing a system must be licensed. A person installing a system on their own property for their own use is exempt from the license, but the department's page says installers need a permit from the local public health unit before work begins.
If the local permit is denied, changed or revoked, you can appeal to the department within ten days of receiving the notice.
The department says it is still drafting statewide rules to carry out the law. Ask your local public health unit which rules apply when you apply.

Bismarck, for example, says a rural ADU needs a septic system with enough capacity, or a second system and drainfield, which may not fit on a smaller lot. Build the septic question into your plans before you buy raw land.

Where to start

Not sure which office covers your land? USA.gov's local government finder points to a directory of North Dakota's counties and cities, with their websites and contacts.
Call the city zoning office, or the county or township if the land is outside city limits. Ask whether small homes, ADUs and homes on wheels are allowed, whether there is a minimum house size, and get the answer in writing.
Ask whether that city, county or township enforces a building code. If it does, ask about any local amendments and whether it applies the tiny house appendix.
If the land is not on sewer, call your local public health unit about a septic permit before you buy.
For a home on wheels, ask the county director of tax equalization whether it will need a mobile home tax permit, and ask zoning where it can be lived in.
For a manufactured home, ask the county recorder about the affidavit of affixation if you want it treated as real property.
Before buying land, check deed restrictions and private covenants, which can rule out ADUs.

Living in North Dakota

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

Happiness score (WalletHub 2026). 59.38 out of 100, 12th happiest
Cost of living (MERIC, Q2 2026; U.S. average is 100). 90.5, 14th lowest
State income tax, 2025 tax year. 0, 1.95 and 2.50 percent, by income
Property tax, effective rate on owner-occupied homes (Tax Foundation, 2024 data). 0.92 percent, 22nd highest
Homeowners insurance, average a year with $400,000 in dwelling coverage (NerdWallet 2026; U.S. average $2,490). $3,510
Health care (U.S. News). 29th
Education (U.S. News). 21st
Average temperature, 1991 to 2020. 41.0 degrees F
Average precipitation, 1991 to 2020. 18.8 inches a year
Sunshine in Fargo. 57 percent of possible sunshine, 88 sunny days a year

North Dakota's cost of living is below the national average, 14th lowest among the states, and its income tax rates for the 2025 tax year are 0, 1.95 and 2.50 percent, depending on income. Its effective property tax rate is 0.92 percent. Homeowners insurance averages $3,510 a year with $400,000 in dwelling coverage, compared with a U.S. average of $2,490. U.S. News ranks North Dakota 29th in health care and 21st in education, and WalletHub ranks it 12th happiest. The statewide average temperature is 41.0 degrees.

Rankings mix many factors, and statewide averages hide differences between regions. Cities, small towns and farm country differ in land prices, local rules and whether you can get on sewer, so look at the area where you plan to live.

Tiny home communities in North Dakota

We could not confirm a North Dakota tiny home community that people can buy or lease into, or an RV park that takes tiny homes or park models for monthly or longer stays, on its own website as of November 2026. The listings we checked were directories, mobile home and RV parks that do not mention tiny homes, or communities in other states. We would rather list none than send you to one that does not exist.

If you find one, check its own website, ask whether you buy or lease the lot, whether year-round living is allowed and which home types it takes, and contact it directly before you plan around it. We will add communities here as we confirm them.

Tours we have filmed in North Dakota

We do not have a North Dakota 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

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Frequently asked questions

Is it legal to live in a tiny house in North Dakota?

Yes, on a permanent foundation where local zoning allows a house, with sewer or a permitted septic system. Where your city, county or township enforces a building code, the home must meet that code, which is the 2024 state code with any local amendments. For a tiny home on wheels, local zoning decides.

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

It depends on your city or county. State law defines a travel trailer as temporary living quarters for recreational, camping or travel use, and local zoning decides where you can live in one. A home on wheels used as a residence and hooked to utilities may also fall under the state's mobile home tax definition, so ask your county director of tax equalization.

Does North Dakota use Appendix Q for tiny houses?

Not in the state code. North Dakota's rule says the code's appendix chapters are not part of the state building code unless specifically adopted, and the 2026 code book adopts none, so the tiny house appendix (Appendix BB in the 2024 edition) is not in it. A city, county or township may amend the state code for local needs, so ask your building department in writing.

Can I build an ADU in North Dakota?

It depends on your city or county, because North Dakota has no state ADU law. Bismarck allows ADUs by right in every residential zoning district, with a separate ADU between 300 and 800 square feet, or up to 1,200 square feet on a lot of 5 acres or more. Devils Lake requires the owner to live in the main home or the ADU. Private covenants can rule them out.

Do I need a septic permit for a tiny home in North Dakota?

Yes, if the land is not on sewer. The permit comes from your local public health unit or another political subdivision. A 2025 law, Senate Bill 2267, gave the Department of Environmental Quality the authority over the rules, requires installers in the business to be licensed, and lets you appeal a denied permit to the department within ten days.

Sources

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

Hero photo: Theodore Roosevelt National Park, by Intricate Explorer on Unsplash.