Tiny Homes Essentials, Legalities, Costs & More Explained
You may have recently heard people talking about a mobile dwelling known as a tiny home on wheels, but what exactly is a tiny home? Can you live in one permanently in Australia? And can you go off-grid in one?
To answer these questions and more, we recently caught up with Blake from Tiny Solar Homes, a family-run business in New South Wales.
Bringing a collective 30+ years of building experience to the table, Blake, along with his brother Guy, created the company as the next phase of their building journey. In an ever-growing marketplace, Tiny Solar Homes is proud to be one of the few all-Australian producers of tiny houses.
Understanding Tiny Homes: The Essentials
What Are Tiny Homes on Wheels?
Exactly what they sound like … little houses on wheels!
Tiny Solar Homes builds its homes on registerable trailers so they can be moved (by being towed), when and wherever needed.
There’s currently no legal classification, although they’re commonly referred to as mobile dwellings, but not all mobile dwellings have wheels (tiny homes).
Are Tiny Homes on Wheels Legal in New South Wales?
This is where it can become a grey area, with different councils across Australia having very different views. Tiny homes on wheels aren’t always legal, but caravans are. We build all our homes on wheels so they can be classified as caravans.
Under NSW State Legislation (Manufactured Home Estates, Caravan Parks, Camp Grounds and Moveable Dwellings Regulation 2021), you can install a Tiny Solar Home on your property without the need for a Development Application (DA) in most cases.
Having wheels also means your tiny home can be moved in the event of a fire, flood, change of plans, or even a relocation of your main property.
What Is the Difference Between a Tiny House on Wheels and a Caravan?
On a basic level, caravans are designed to be more mobile holiday homes, often for touring. Whereas, a tiny house is purposed for residential living, such as Air BnBs, granny flats, or perhaps a first home for your kids.
Legally, tiny homes are currently unregulated, but caravans have to comply with strict rules. A caravan has to meet the following regulations:
- Under 2.5 metres wide.
- Less than 4.3 metres tall.
- Weigh less than 4.5 tonnes.
With wheels, a caravan or tiny home also has to meet the requirements of VSB-1 (Vehicle Standards Bulletin), a code for trailers, caravans, and such.
Similar codes are coming for tiny homes, or at least being drafted. The Australian Tiny Homes Association (ATHA) is currently pushing for these codes to recognise tiny homes as a valid housing option, which can only be a good thing!
What Size Can Tiny Homes on Wheels Be?
A tiny home on wheels is still classed as a trailer, whether it meets the specifications of a caravan or not.
- The maximum length for a trailer class in Australia is 12.5 metres from the front of the drawbar to the furthest point at the back. Like, the gutter, an end of the window, or whatever is furthest at the back.
- Your tiny home can exceed the maximum width of the 2.5-metre trailer. For example, 3 metres, as long as it’s removable from the trailer. Many companies build tiny homes exceeding a caravan’s 4.3-metre height limit, with 4.6 metres being the maximum height allowed to be towed on the roads.
In both cases, the tiny home would no longer be classed as a caravan but just a tiny home or mobile dwelling, subject to different rules in each state or local councils.
In addition, as soon as the height goes over 4.3 metres, you will be limited to where you can tow the trailer. For example, in Sydney, you couldn’t drive under the Harbour Bridge or airport tunnels.
Design and Living in Mini Homes on Wheels
Can I Live Full-Time in a Tiny House on Wheels?
Yes, as long as the tiny home is classed as a caravan, in NSW, you can live full-time in a tiny home on wheels without requiring any permissions under Section 77 of the previously mentioned legislation of 2021.
If a tiny home exceeds the dimensions of a caravan classification, you will need a Section 68 under the Local Government Act of 1993. Or you will need to apply for a Development Application for consent to park a mobile dwelling or tiny home on your premises, or live in it full time.
How Do You Fit Everything You Need in Mobile Tiny Homes?Tiny home living is about minimalism. The reality of reduced living space and storage options forces you to be a minimalist.
Models offered by Tiny Solar Homes all include a variety of storage options, often utilising hidden spaces such as underneath stairs or underbed spaces. In addition, wardrobes and cupboards are built into the space-saving designs.
Are There Tiny Homes on Wheels With a Bathroom and Kitchen?
Yes, all three models we offer include bathroom and kitchen options.
Classified as caravans, Tiny Solar Homes are self-contained living spaces. Building an external bathroom or kitchen on your property may require extra Development Approvals, even for temporary structures.
Are Lofts Safe and Comfortable in Tiny Homes?
A popular option for many tiny homes is to add a loft or mezzanine area for extra storage or a sleeping area. Although they’re safe and comfortable, you may need to crouch a little when in the loft, especially in the area where the bed stands.
Stairs or a walkway to the raised area can make it feel like you are fully standing up, and the ceiling of your living area remains around 2.1 metres tall.
Blake shared more information on this subject. If you’re interested, learn more in our interview on tiny homes with lofts.
Legal and Compliance
Do Tiny Homes on Wheels Need To Be Registered?
In most cases, no, but the trailer will need a vehicle identification number (VIN) plate to be fitted and trade plates to be used when being moved.
Tiny Solar Homes can transport your tiny house on wheels to your property, or if it needs relocating, using our trade plates, pretty much like moving new cars to a garage when not registered.
What Licenses or Permits Are Needed for a Tiny Home on Wheels?
You will only need permits or licenses when you need to move the tiny home on wheels, and maybe a Section 68 to live in it, depending on the classification of the tiny home or local council regulations.
Are Tiny Homes Covered by Building Codes?
No, but they should be, in my personal opinion. When tiny homes on wheels receive an official classification, there may be separate building codes applied, something the ATHA is petitioning for.
Placement and Council Approvals
Can I Put a Tiny House on Wheels in My Backyard?
In NSW, a caravan can be parked in your backyard without any need for consent or a Development Application in most cases.
Tiny homes can be used as a granny flat, home, hosting accommodation, a temporary living solution, or even a holiday house, depending on your situation and where you plan to park it.
Do I Need Council Approval for a Tiny Home on Wheels?
In most cases in NSW, a tiny home on wheels will not require any council approval.
In Victoria, rules changed in December 2023, meaning you can install mobile tiny homes on a property that already has an existing dwelling (house) without the need for planning permits. (Tiny Solar Homes pass as a small second home due to size, kitchen, and bathroom, with toilet, located on the same lot as an existing dwelling).
Tiny homes are becoming more accepted by councils around Australia, but it’s still recommended you check with your local council before purchasing a tiny house trailer. In many more lenient councils, Tiny homes may be considered an ancillary dwelling where there is already a primary residence.
Can I Live In a Tiny House on Rural Land?
Under NSW agricultural tourism rules, if a tiny home is classified as a caravan, you can have six homes on your property as long as the property is over 15 hectares, without needing any planning permissions.
Can Tiny Solar Homes Be Installed Where Approvals May Prevent Additional Properties?
For sure, one of the installs we recently did had a fire zone at the back of the house and a flood zone at the front. The client basically wanted to add a granny flat, but couldn’t without redoing the entire house. They were trying to, but couldn’t get the approval.
The next option was a tiny home on wheels, as it avoided many of the approvals they needed. And, because it was on wheels it could be easily moved in the event of flooding or bushfires.
Mobility and Travel
How Easy Is It To Move a Tiny Home on Wheels?
Very easy. A tiny home on wheels can be assembled off-site and then delivered on the trailer to your property by Tiny Solar Homes. All you have to do is move in your belongings.
What Type of Vehicle Do I Need To Tow a Tiny Home?
With most tiny homes on wheels weighing over 3.5 tonnes, the trailer is fitted with a 70mm ball and will need something more heavy-duty than your family car or traditional ute. At the very least, you would need a RAM, one of those big American cars, or maybe even a small truck.
Are There Weight Restrictions for Tiny Houses on Wheels?
To be road legal in Australia, a tiny home or caravan must not weigh more than 4.5 tonnes or exceed the rating of the trailer.
Can I Take a Tiny Home on Wheels Around Australia?
As a caravan, yes, as long as you have road registration, you could technically move a tiny home on wheels around Australia. But each state or council may have different regulations for parking them on private property or living in a tiny home.
Victoria, for example, limits living in a caravan on private property to two consecutive days and no more than 60 days. You can establish residency in a caravan park for longer periods with consent, but the associated fees can be quite high.
Certain areas, like the Surf Coast Shire and Mount Alexander Shire in Victoria or the Gold Coast in Queensland, have developed planning policies for tiny home living. But the absence of any clear regulations concerning tiny homes can be confusing in other areas.
Finance and Ownership Costs
How Much Does a Tiny Home on a Trailer Cost in Australia?
In Australia, a tiny house on wheels for sale price varies greatly depending on size and layout, materials used and the features included.
For a high-spec tiny home, you can expect to pay anything from $100k upwards, which is a far cry from the cost of a traditional home. This makes tiny houses more accessible to many more people.
Can I Get a Loan To Buy a Tiny Home on Wheels?
As tiny homes on wheels are classed as a caravan, you won’t be able to get a traditional home loan or mortgage to purchase one.
You may qualify for a caravan or RV loan specifically designed for movable dwellings, which often come with more flexible terms than traditional mortgages. A secured loan would normally need to be backed by collateral such as a vehicle or another asset.
Can I Get Insurance for a Tiny House on Wheels?
You can insure your tiny house either as an asset or have it put on your home and contents policy. Adding it to the contents of your home policy can be the cheaper option, especially with lower-cost tiny homes, after all, you’re not talking about a $500k property.
Are There Grants or Incentives for Tiny Houses in Australia?
Although not specific to tiny homes, some Australians may qualify for broader grant schemes such as the First Home Owner Grant (FHOG). A one-off payment for first-time buyers, this grant may be available as long as the tiny home complies with residential building codes and is a permanent place of residence.
The eligibility and T&Cs can vary from state to state or in different territories depending on factors such as property classification and value. Additionally, anybody building a sustainable tiny home may be able to access green loans or council initiatives that offer lower interest rates for eco-friendly options.
Is It Cheaper To Live in a Tiny House?
Without doubt, yes. Not only will the initial cost be much lower than a traditional home, classed as a caravan, there are no council rates to pay, at least not in NSW. Other states may have their own rules for mobile dwellings.
What Are the Ongoing Costs of Owning a Tiny Home on Wheels?
You will still have ongoing costs such as water, sewage and power. How much depends on whether you’re connected to the main property services or you go self-sustainable.
The utilities would come under your main property supply, with a small percentage going to your tiny homes on wheels. But, Tiny Solar Homes can offer solutions for your tiny home to go off-grid, with water tanks, suitable alternatives for sewage, and solar panels for power.
Fire Safety and BAL Rating
What About Fire Safety or BAL (Bushfire Attack Level) Ratings?
This is one of our biggest questions. The BAL rating isn’t just about the tiny home, it considers the surroundings and elevation where the home is installed and the ground cover.
For example, if we put a tiny home on a concrete slab and there are no trees around, it’s going to have a much lower BAL rating than a tiny home in the middle of a national park where there’s much more fuel around for the fire and more potential risk.
How Does Tiny Solar Homes Meet BAL-Rating Requirements?
As we have aluminium sheeting under the entire subfloor of the trailer and aluminium cladding around the perimeter of the tiny home, we can easily achieve BAL-19 where there is a moderate risk from burning embers or debris.
In most cases, a BAL-29 can be achieved with just a few minor adjustments. Reducing the amount of fibreglass used, replacing fly screens with wire mesh screens and removing the tyres from the trailer in high-risk flame zones are just a few of the things we can do.
But then going up to the next level of BAL-40 and FZ Flame Zone, that’s when you need to start adding shutters to the windows and other construction precautions. These would usually have to be completed on site.
Do You Need Any Extra Info When Building a Tiny Home to a Certain BAL Rating?
Whenever you’re planning on getting a Bushfire Attack Level or BAL rating, you will need a fire engineer and architect to draw out the property (tiny home) and where it’s going to go.
It’s not just a case of the tiny home being rated to a certain level. We need to know which way the property is facing, how far back the trees are from the tiny home, the heights and elevations etc, as the fire will always want to run uphill.
There’s a fair bit to it, but we can definitely help to achieve a BAL rating in areas where it’s needed. We’ve installed tiny homes in areas with a BAL rating and in flood zones too. But the beauty is, as our tiny homes are still classed as caravans, they don’t legally have to meet many of the approvals of local councils.
Sustainability and Off-Grid
Can You Have Solar Panels on a Tiny House?
All Tiny Solar Homes include the option of 3.5 kW solar panels fitted to the roof, along with an inverter and batteries.
A convenient plug is fitted to all our models for automatic start-up or connection to a backup generator. And, the solar panels are designed to fit within the 4.3-metre height restrictions of a classification. They can also be removed if needed.
Can a Tiny Home on Wheels Be Fully Off-Grid?
Yes, there are no laws that specifically forbid living off-grid in a tiny home on wheels. As long as you’re allowed to put your tiny home on wheels on a specific piece of land, there are no problems.
Zoning laws will often dictate permissible land uses, ie, residential, agricultural, or commercial, and can limit whether a tiny home is allowed at all.
How Eco-Friendly Are Tiny Houses?
Tiny houses can be considered eco-friendly for several reasons:
- They’re generally smaller than traditional homes, requiring fewer materials to build and reducing resource consumption.
- Many tiny houses are designed to be more energy-efficient, helping to lower energy usage and carbon emissions. For example, we use Low-E glass, which has better thermal properties.
- The minimalist lifestyle of tiny home living encourages more sustainable and eco-friendly practices, such as waste reduction and lower power consumption.
What Are the Best Water and Power Options for Off-Grid Living?
The best options for a tiny home on wheels include:
- Solar panels attached to the roof of the tiny home. A completely integrated off-grid solar system is an option for all Tiny Solar Homes, which include an inverter and lithium batteries, providing enough power for even the most overcast days.
- External water tanks and a heat pump can provide efficient rainwater collection and usage.
- Additional greywater diversion systems can allow for the safe reuse of sink and shower water for irrigation projects, thereby reducing your overall environmental impact.
We can also arrange for your sewage and waste requirements to be fully off-grid, including options for composting or incinerator toilets.
Do You Need Gas In a Tiny Home?
You don’t need gas, but it can help with things like hot water heating and make your tiny home a lot less reliant on electricity.
Many of Tiny Solar Homes clients’ are happy with having a gas water heater (and maybe even a gas cooktop) as they’re easy to use and can run on the smaller “Swap and Go” gas bottles if you’re unable to get the big bottles delivered.
Tiny Solar Homes
We would like to thank Blake from Tiny Solar Homes for taking the time to chat with us and answer our questions.
If you would like to find out more, you can book a tour of a tiny home on wheels or get in touch with Blake by checking out the website https://www.tinysolarhomes.com.au or calling 0418 411 099 for more information.
