Choosing between a tiny home on wheels and a foundation-built home

A tiny home on wheels and a small home on a foundation can look almost identical inside. The differences are in how they're built, where they can go and how they're treated by municipalities, lenders and insurers.

Mobility versus permanence

A home on wheels is built on a trailer chassis. It can be moved, but each move needs a suitable tow vehicle or a professional hauler, and road limits constrain its width, height and weight. Many owners move their home rarely, if ever.

A foundation-built home sits on a slab, crawlspace, piles or another permanent foundation. It isn't limited by road dimensions once it's on site, so it can be wider and often has a single level instead of lofts.

Questions to settle first

• Where will it go? Your land, a family member's backyard, a rented pad or a community? Each has different rules.
• How long will you live in it? Full-time, seasonal and occasional use are often treated differently.
• Will you need to move it? If you're not sure, ask builders about relocatable foundations as a middle path.
• How will you pay for it? Ask lenders early which types of small homes they'll consider.
• How will you insure it? Insurers may ask how the home was built and documented.

Check locally before you commit

Whether a small home can be lived in at a particular address is decided locally. Contact your municipality's planning or building department with the specific property and the type of home you're considering before you sign a contract.

Next steps

Browse builders by home type, and use the questions in our quote-comparison guide when you talk to them.