A gray tiny home on wheels with black windows and cedar trim in Oregon, its owner smiling on the lawn in front.

Tiny Homes in Oregon: Laws, Communities and Real Tours

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

The short answer

Yes, you can live in a tiny home full time in Oregon on a permanent foundation, anywhere zoning allows a house. It follows the same statewide house code as any other home, and the state does not allow cities and counties to adopt the tiny house appendix. On wheels it is treated as an RV, and a city, county or state agency cannot ban living in one in an RV park or manufactured home park only because it is an RV, if it is hooked up to water, power and sewer. Sleeping loft and ladder rules for homes of any size were added to the house code on January 1, 2026. Oregon has the 12th highest cost of living of the 50 states, a top income tax rate of 9.9 percent, an effective property tax rate of 0.81 percent (24th highest), and homeowners insurance averaging $1,705 a year. We list one of our Oregon tours here, and more will be added as they post.

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

In Oregon, a small home on a permanent foundation, meaning one anchored to a base built into the ground, follows the same statewide house code as any other home. Inside urban growth boundaries, the state makes cities and counties allow factory-built homes on land zoned for houses, and makes cities over 2,500 people and counties over 15,000 allow backyard homes. Oregon is stricter in two places. No city or county can use the tiny house appendix, and under the 2023 state code, which builders may still use until April 1, 2027, a sleeping loft needs fire sprinklers. Whether the 2026 code keeps that rule is not settled yet. A tiny home on wheels is treated as an RV in Oregon, not a house, and where you can live in one full time is mostly up to the city or county.

This guide covers the code, the laws that changed in 2025 and 2026, communities and RV parks we have confirmed, and an Oregon home we have toured.

Quick facts

On a foundation: built to the Oregon Residential Specialty Code, the same statewide code as any house. The 2026 edition took effect October 1, 2026, and is required from April 1, 2027.
Tiny house appendix: not allowed. The state bars cities and counties from adopting it.
Sleeping lofts: size and ladder rules in effect since January 1, 2026, and no ship's ladders. Under the 2023 code, the loft and the room it opens into need fire sprinklers. The 2026 code text is not posted yet, so whether it keeps the sprinkler rule is not settled. Builders may use the 2023 code until April 1, 2027, so ask which edition applies to you.
On wheels: treated as an RV and titled through Oregon DMV. A city, county or state agency cannot ban living in one in an RV park or manufactured home park only because it is an RV, if it is hooked up to water, power and sewer. Elsewhere it is a local decision.
ADUs (a second, smaller home on the same lot as a house): cities over 2,500 people and counties over 15,000 must allow one per house inside urban growth boundaries. Rural ADUs are up to each county, and Deschutes, Lane and Clackamas allow them.
Septic (an underground system that treats wastewater where there is no sewer): a site evaluation and a permit from DEQ or the county come first.

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

Yes, on a permanent foundation, anywhere zoning allows a house. Since January 1, 2026, the state house code no longer sends homes of 400 square feet or less to the separate Small Home Specialty Code that a 2019 law set up, so a small home follows the same code as any other house. The same change added loft and ladder rules, which carry out a state law telling the state to allow sleeping lofts and ladders in homes that small.

What the code asks of a small house:

The same rules as any house, built under the 2023 or 2026 edition of the state code during the phase-in.
No tiny house appendix, so standard stair and ceiling rules apply outside a loft.
A sleeping loft follows its own size and ladder rules, and under the 2023 code it needs sprinklers. Ship's ladders are not allowed.
Ask the city or county whether its zoning sets a minimum home size.

On wheels, state law says a city, county or state agency cannot ban living full time in an RV only because it is an RV, if it is in an RV park, mobile home park or manufactured home park, lived in as a home and hooked up to water, power and sewer. Local rules can still add other conditions, and each park decides whom it accepts. Portland allows one occupied RV or tiny home on wheels on a lot that has a house. Some counties, including Deschutes, Lane and Clackamas, now allow one rented RV on rural land where the owner lives in the house. Everywhere else, the city or county decides.

The rules in plain words

Building code

Oregon writes one residential code for the whole state, and cities and counties enforce it. The 2023 edition is based on the 2021 International Residential Code. The 2026 edition, based on the 2024 code, took effect October 1, 2026. Until April 1, 2027, a builder can use either one.

The tiny house appendix is shut out in both editions. The state lists it among the parts of the code that no city or county may adopt, and in the 2026 edition the ADU appendix is shut out too.

Sleeping lofts got their own rules in the 2023 code on January 1, 2026:

The loft counts as part of the floor below it, not a second story.
Floor area under 70 square feet.
At least 7 feet of clear height below the loft and 3 feet above its floor.
Ladder rungs at least 12 inches wide, 10 to 14 inches apart, set at 70 to 80 degrees.
The way out can be stairs, a ladder or an alternating tread device (a steep stair with staggered treads). A ship's ladder is not allowed.
The loft and the room it opens into need an automatic sprinkler system.

Whether the 2026 code keeps the sprinkler rule is not settled yet, and the sources do not line up. The state's review table for the 2026 code says the 2023 loft rules were approved for the new code, changed to fit state law, which points to the sprinkler rule carrying over. But the state has not posted the 2026 building chapters, and the table does not mention loft sprinklers either way. The same table does keep Oregon's ban on ship's ladders. If you plan a sleeping loft, expect that sprinklers may be required under either edition. Builders may use the 2023 code until April 1, 2027, so ask your building department which edition your permit falls under and what it requires.

If you would rather skip the ladder and the sprinklers, see tiny home layouts without a loft.

If you build the home yourself to live in, state law exempts it from the code's ceiling height, room size and heating rules, as long as you have not used the exemption in the past five years. If the home does not meet those rules, you must file the building permit with the county clerk so it becomes part of the property's deed record.

Tiny homes on wheels

Since January 1, 2020, the state building code no longer covers tiny homes on wheels. A home on a trailer is treated as an RV, not a house. Oregon DMV says one built by a manufacturer may be titled as a travel trailer or a park model RV, and it has to meet the matching construction standard. A park model can be titled but cannot be registered or given a trip permit.

Where it can be lived in full time depends on local zoning, with two state rules that help:

In parks. No state agency, city or county may ban living in an RV only because it is an RV, if it sits in an RV park, mobile home park or manufactured home park and is hooked up to water, power and sewer.
On rural land (SB 1013, 2023). A county may choose to allow one rented RV on a rural residential lot where the owner lives in the house. Clackamas County (2024), Lane County (2025) and Deschutes County (2025) have done this, each with its own rules. All three make the owner provide water, power and sewage disposal. Deschutes also sets a minimum lot size and a fire safety rule. It does not apply to farm zones.

Some parks that take homes on wheels ask that the home be registered as an RV. Tiny Tranquility, for example, says homes from RVIA-certified builders generally qualify. Ask each park what it needs.

Modular and manufactured homes

Modular homes are reviewed and inspected through the state Building Codes Division's prefabricated structures program. Manufactured homes (HUD-code homes) are built to the federal standard and installed under Oregon's installation code.

Inside urban growth boundaries (HB 4064, 2022). Cities and counties must allow manufactured homes and factory-built homes on land zoned for single-family homes, under the same standards as a site-built house, with a few exceptions. Historic districts and land next to a historic landmark are left out.
HOA and deed rules (HB 3144, 2025). Since January 1, 2026, new HOA rules and deed restrictions cannot ban manufactured or factory-built homes. Older rules still apply, so check them.
More land for them (HB 4082, 2026). Cities can make a one-time addition to their growth boundary for manufactured homes, factory-built homes and parks.
Park rent (HB 3054, 2025). The law took effect September 1, 2025. Starting in 2026, yearly lot rent increases in manufactured home parks with more than 30 spaces are capped at 6 percent, with a few exceptions, such as up to 12 percent for a big infrastructure project that most tenants vote for.

ADUs

Inside urban growth boundaries, cities over 2,500 people and counties over 15,000 must allow at least one ADU for each detached house. It can be inside the house, attached or a separate building.

The city cannot require the owner to live on site or require extra parking, except for vacation rentals.
There is no state size cap. A city or county may set its own.
Deed restrictions that bar ADUs where houses are allowed. From January 1, 2027, inside urban growth boundaries, any such restriction is void, whatever year it was signed (HB 2138, 2025). Until then, which older restrictions are covered is not settled in plain words. The statute's own text covers restrictions signed on or after January 1, 2021. But HB 2138 also says the statute applies to restrictions signed before, on or after January 1, 2021, and that line has been in force since July 17, 2025, with no later start date. No court or state agency has said how the two fit together. If an older deed restriction matters for your plans before 2027, ask a title company or a real estate lawyer.

Outside growth boundaries, a county may allow one rural ADU on a rural residential lot of at least 2 acres with a house on it. The ADU can be up to 900 square feet and no more than 100 feet from the house. A 2025 law (SB 75, in effect January 1, 2026) removed the defensible space and wildfire building rules that used to come with it. The lot still needs fire protection service, and the county still has to make sure fire trucks can get in and people can get out. Deschutes, Lane and Clackamas counties are among those that allow rural ADUs.

For one real example of a small home in a backyard, see this backyard tiny home.

Wildfire, septic and water

Wildfire. A 2025 law (SB 83, in effect July 24, 2025) repealed the statewide wildfire hazard map. Since January 1, 2026, the state's wildfire building rules apply only where a city or county adopts them, and only to new buildings. County RV and ADU rules can still set their own fire rules.
Septic. Without sewer, you need a site evaluation, then a permit from DEQ or the county acting for it, then an inspection. The local planning office signs off on land use before the permit. Toilets that do not use water need their own approval from the same office, so ask before you plan on a composting toilet.
Wells. A household well does not need a water right for household use and up to half an acre of lawn or garden, but it must be recorded with the Water Resources Department.
Farmland. Exclusive farm use zones have very large minimum lot sizes, and the rural RV and rural ADU laws do not apply there.

Where to start

Not sure which office covers your land? USA.gov's local government finder points to a directory of Oregon's counties and cities, with their websites and contacts.
Call the city or county planning office for the land. Ask whether it is inside an urban growth boundary, how it is zoned (single-family, rural residential or farm), whether the county allows rural ADUs or rented RVs, and whether there is a minimum home size.
Call the local building department. Ask which code edition you will be permitted under, whether the loft sprinkler rule applies under that edition, and about the owner-builder exemption if you will build it yourself.
Call the county onsite program or DEQ about septic before you buy rural land.
If you need a well, check the Water Resources Department's recording rules.
For a home on wheels or a park model, title it through Oregon DMV.
Ask the title company about deed restrictions and HOA rules. Rules written after January 1, 2026 cannot ban manufactured or factory-built homes, but older ones can.

Living in Oregon

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

Happiness score (WalletHub 2026). 43.52 out of 100, 42nd happiest
Cost of living (MERIC, Q2 2026; U.S. average is 100). 110.4, 12th highest
State income tax on wages. 9.90 percent top rate
Property tax, effective rate on owner-occupied homes (Tax Foundation, 2024 data). 0.81 percent, 24th highest
Homeowners insurance, average a year with $400,000 in dwelling coverage (NerdWallet 2026; U.S. average $2,490). $1,705
Health care (U.S. News 2026). 25th
Education (U.S. News 2026). 39th
Average temperature, 1991 to 2020. 47.9 degrees F
Average precipitation, 1991 to 2020. 32.1 inches a year
Sunshine in Portland. 48 percent of daylight hours, 68 clear days a year

Oregon has a higher income tax, a top rate of 9.9 percent, and the 12th highest cost of living of the 50 states. Homeowners insurance averages $1,705 a year with $400,000 in dwelling coverage, compared with a U.S. average of $2,490. WalletHub ranks it 42nd happiest. Portland sees sun in about 48 percent of daylight hours.

Rankings mix many factors, and statewide averages hide big differences between regions. Weather and sunshine where you plan to live matter more than the state average.

Tiny home communities in Oregon

Oregon has few true tiny home communities that take homes for full-time living. We list only places we checked on their own websites. Rules, prices and openings change, so contact each one before you plan around it.

Hope Valley Resort, Turner. Park model homes sold in the community; owners lease the site. Ask whether full-time living is allowed.
Tiny Tranquility, Waldport. A tiny home park that is legally an RV park, renting long-term sites by the month for RV-registered park models and tiny homes on trailers. Its long-term page says all sites are taken and the waiting list is closed, but its FAQ still describes how to join a waiting list. Ask the park.
Emerald Village (Eugene) and Cottage Village (Cottage Grove), SquareOne Villages. Income-limited housing co-ops with homes built by the village, not places to bring your own home. Neither is taking applications.

RV parks that take tiny homes. We are seeing more RV parks take tiny homes as long-term homes. Each of these says on its own website that it welcomes tiny homes and offers monthly stays.

Johnson Creek RV Park, Portland. Its website says monthly and long-term leases are available for RVs, trailers and tiny homes.
Riverside RV Park, Canby. Its website says it offers monthly stays and welcomes tiny houses. Limits on the age of the RV may apply.

Tours we have filmed in Oregon

We have filmed tiny homes in Oregon. Here is one of them, and more will be added as new tours post. Each video description says more about the home and, where the owner is happy to share it, where it is.

No Mortgage, No Debt, No Regrets: Her Tiny Retirement, Debbie's home. Read her story.
More states: 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

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

Yes, on a permanent foundation, anywhere zoning allows a house, built to the Oregon Residential Specialty Code like any other home. On wheels, a city, county or state agency cannot ban living full time in an RV only because it is an RV, if it is in an RV park, mobile home park or manufactured home park, lived in as a home and hooked up to water, power and sewer. Each park decides whom it accepts, and elsewhere it is up to the city or county.

Are tiny houses on wheels legal in Oregon?

Yes, to own. They are treated as RVs, not houses. Oregon DMV says one built by a manufacturer may be titled as a travel trailer or a park model RV, and since 2020 the state building code does not cover them. Where you can live in one full time is a local decision, outside the protection for RV parks and manufactured home parks.

Does Oregon use Appendix Q for tiny houses?

No. The state code bars every city and county from adopting the tiny house appendix, in both the 2023 and 2026 editions. Since January 1, 2026, homes of 400 square feet or less follow the same house code as other houses, with its loft and ladder rules, instead of a separate small home code.

Do tiny homes with lofts need sprinklers in Oregon?

Under the 2023 state code, yes. Since January 1, 2026, that code requires an automatic sprinkler system in a sleeping loft and the room it opens into. Lofts under 35 square feet, under 3 feet deep or without a permanent way out are not sleeping lofts. Under the 2026 code, it is not settled yet. The state's review table says the 2023 loft rules carry into the new code, changed to fit state law, but the 2026 text is not posted and the table does not mention sprinklers. Builders may use either edition until April 1, 2027, so ask your building department which one applies to you.

Can I put a tiny home or RV on my rural land in Oregon?

Only where your county has opted in. A county may allow one rented RV on a rural residential lot where the owner lives in the house. A county may also allow one rural ADU of up to 900 square feet on a rural residential lot of at least 2 acres that has a house on it. Deschutes, Lane and Clackamas counties allow both. Farm zones are not covered.

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.