Tiny Homes on Wheels

Are you thinking about adding a new home in your backyard and preparing for a Tiny Home on Wheels? We’re here to help!

Boise is committed to ensuring every resident has a place to live, no matter their budget. While we invest in preserving and creating affordable housing, we also recognize the importance of creative solutions to meet our community’s housing needs and finding ways to make it easier to build more homes in our neighborhoods

With smaller footprints and reduced utility expenses, Tiny Homes on Wheels (THOWs) offer an efficient way to live. THOWs can serve many purposes, from downsizing and rentals, to housing loved ones as they age.  

Tiny House Interior

THOW Standards

Find what zone you’re in by typing your address into the zoning code map: Zoning Map

You can view the full THOW standards in Zoning Code Section 11-03-03.2P

Key Standards:
  • Up to two THOWs are allowed per parcel, and are permitted only as an accessory use to a single-family dwelling.
  • Each THOW may be no larger than 400 square feet.
  • THOWs cannot be used as short-term rentals.
  • THOWs must be certified to the NOAH+ building standard (or another city-approved standard) before occupancy.
Utilities
  • THOWs must connect to central water and sewer, typically through the primary home’s connection. (Separate connections may be allowed in some cases.)
  • Generators cannot be used to power the THOW.
Location on the Property
  • Must be located behind the primary home.
  • Must be at least 6 feet from other structures.
  • Must meet zoning setbacks and other dimensional standards for the property.
  • Cannot be parked in the street or right-of-way, placed in flood hazard areas, or block parking, access, or waste collection areas.
Design and Installation
  • Must be placed on a stable pad (such as concrete, asphalt, or pavers) and anchored to prevent movement.
  • Must have permanent utility connections at the pad site.
  • Porches or decks are allowed if they are removable or freestanding.
  • Exterior materials should be similar to typical residential siding and roofing, and skirting must enclose the wheels and chassis.

The Process

  1. Step 1: Considerations and functionality
    Before starting the application process, consider how a THOW will function on your property and work for the person living there. Think about things like parking, privacy, trash and recycling, and safe access to the home. You can review site eligibility and THOW requirements in Boise City Code to confirm your property qualifies.

  2. Step 2: Contact us
    When you’re ready to move forward, reach out to our team! A city planner can help explain the process and discuss any unique considerations about your specific site before you move forward.

  3. Step 3: Create a site plan drawing
    Prepare a basic drawing showing how the THOW will fit on your lot, including property lines, existing structures, and the proposed THOW location. You can use graph paper, a Google Maps screenshot, or a simple drawing application.
    a. Hand Drawn Site Plan Example
    b. Digital Site Plan Example
    c. Site Plan Template

  4. Step 4: Start a Planning Case online
    Begin your application through the city’s online permitting and licensing system. Start a Planning Case online.
    a. Upload your site plan and include a short description of your project.

  5. Step 5: Concept Review with a City planner
    A planner will review your materials and follow up with you to confirm your project is on the right track. This step helps identify potential issues early and can save time before submitting a full application.

  6. Step 6: Submit your Planning Application
    After the concept review, submit the full planning application. Refer to the application checklist for required materials.

    NOTE: At this point in the process, after your planning application has been approved, you know that your backyard can accommodate a THOW and the site preparation process can begin. This is a good time, if you haven’t yet, to consider purchasing a THOW, or connecting with someone who may need a site to hook up to. Please note, THOWs must obtain a NOAH+ certification.

  7. Step 7: Apply for Utility Permits
    A licensed contractor must apply for water, sewer, and electrical permits to begin installing utilities to the THOW site.
    a. Once completed, schedule utility inspections.

  8. Step 8: Construct Site Work
    Construction on the site includes the pad/foundation area, installing a landing, sidewalk, and any other needed improvements.
    a. Once completed, schedule your final site inspection.

  9. Step 9: Provide NOAH+ certification:
    Before placing the THOW on the site, provide documentation showing the home is NOAH+ certified.

  10. Step 10: Move in
    Your Tiny Home on Wheels is ready for occupancy!

© 2026 City of Boise. All rights reserved.

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