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Buyer guide
Your local planning and building department decides, not the builder or ModelTown. Approval usually means three checks: zoning (is this use allowed here), permits (which ones), and the home's construction standard (HUD Code, building code or RV). Septic, HOA and ADU rules can matter too.
It depends on your property. No marketplace, builder or website can approve a home for your lot. Your local planning and building department decides. This page helps you ask the right questions before you pay a deposit.
A home can pass one check and fail another. Ask about all three.
Zoning rules say what can be built and where. They cover things like whether a second home (an accessory dwelling unit, or ADU) is allowed, how far a home must sit from property lines (setbacks), height, and sometimes minimum home size. The International Code Council (ICC) puts it simply: building codes say how to build; zoning says what and where to build (ICC/THIA guide). The planning or zoning office answers zoning questions.
Most permanent homes need a building permit. A home built in a factory usually still needs local permits for the foundation, site work and utility hookups. ICC notes that local officials handle these, even for homes inspected in the factory (ICC model legislation).
Factory-built homes are built to different standards:
Your local department decides which standards it accepts on your lot.
Many places treat a home built to RV standards differently from a permanent house. Three examples show how much rules vary:
These are examples, not your rules.
If the home will be a second unit on a lot that already has a house, ADU rules apply. Cities set rules on size, placement and parking. Some states have passed ADU laws. Fort Collins, Colorado, for example, says ADUs go through a Basic Development Review, then need a building permit. Ask your city whether a factory-built or tiny home can count as an ADU.
A homeowners association (HOA) or deed restrictions (also called covenants) can limit home size, style or second units, even where zoning allows them. Read your HOA rules and title documents. Ask the HOA in writing.
A home needs approved water, wastewater and power. If your lot is not on public sewer, you may need a septic system. The U.S. Environmental Protection Agency (EPA) says septic permits come from your local permitting authority, usually the local health or environmental department (EPA septic FAQ). Ask early. Septic rules can limit where a home goes.
Codes like the IRC are model codes. They become rules only when a state or local government adopts them, often with changes. That is why the same home can be allowed in one county and not the next.
Contact your local planning and building department. Bring the home's specs, the standard it is built to, and your address. Use the checklist below. Get key answers in writing. This page is general information, not legal advice.
In the US, approval is split across levels of government.
Rules vary by state, county and city. Confirm with your local planning and building department.
Choose how you are buying. Questions are listed in the order you will need them, from research to after delivery.
Research
Zoning decides what can go on your lot. A home that meets every building code can still be turned down if the use is not allowed in your zone. Ask before you pay a deposit.
Request:
Written zoning confirmation for your parcel, if your planning office provides one.
Who answers:
Jurisdiction
Research
Places differ on which standards they accept for a permanent home. Some treat homes built to RV standards as RVs only. The IRC tiny houses appendix applies only where adopted.
Request:
Who answers:
Jurisdiction
Research
Without approved utilities you may not get permits. If you need septic, the local health or environmental department usually issues the permit. Site tests can take time.
Request:
Septic permit or site evaluation from the local health department, or proof of sewer and water service from the utility.
Who answers:
Jurisdiction
Before deposit
Your building department needs to know what the home is built to. Get it in writing so you can compare it with what your area accepts.
Request:
Written statement of the standard and edition, plus an example of the label or certificate the home will carry.
Who answers:
Builder
Before deposit
Setbacks and other site rules can rule out the spot you had in mind or cap the home size. Check HOA rules and deed restrictions separately; the city usually does not enforce them.
Request:
Site plan showing setbacks and the proposed home location.
Who answers:
Jurisdiction
Before contract
Factory-built homes often still need local permits for the foundation, site work and utility hookups. Knowing who applies avoids delays and surprise costs.
Request:
List of required permits from the building department.
Who answers:
Jurisdiction
Before contract
The foundation and setup are usually permitted and inspected locally. Clear roles avoid gaps between the builder and the installer.
Request:
Foundation plan and the installer's license, if your state requires one.
Who answers:
Installer
After delivery
You may not be allowed to live in the home until it passes final inspection. Ask what is checked so you can plan the move-in date.
Request:
Final inspection sign-off or occupancy approval, if your area issues one.
Who answers:
Jurisdiction
Research
Zoning decides what can go on your lot. A home that meets every building code can still be turned down if the use is not allowed in your zone. Ask before you pay a deposit.
Request:
Written zoning confirmation for your parcel, if your planning office provides one.
Who answers:
Jurisdiction
Research
Places differ on which standards they accept for a permanent home. Some treat homes built to RV standards as RVs only. The IRC tiny houses appendix applies only where adopted.
Request:
Who answers:
Jurisdiction
Research
Without approved utilities you may not get permits. If you need septic, the local health or environmental department usually issues the permit. Site tests can take time.
Request:
Septic permit or site evaluation from the local health department, or proof of sewer and water service from the utility.
Who answers:
Jurisdiction
Before deposit
Your building department needs to know what the home is built to. Get it in writing so you can compare it with what your area accepts.
Request:
Written statement of the standard and edition, plus an example of the label or certificate the home will carry.
Who answers:
Builder
Before deposit
Setbacks and other site rules can rule out the spot you had in mind or cap the home size. Check HOA rules and deed restrictions separately; the city usually does not enforce them.
Request:
Site plan showing setbacks and the proposed home location.
Who answers:
Jurisdiction
Before contract
Factory-built homes often still need local permits for the foundation, site work and utility hookups. Knowing who applies avoids delays and surprise costs.
Request:
List of required permits from the building department.
Who answers:
Jurisdiction
Before contract
The foundation and setup are usually permitted and inspected locally. Clear roles avoid gaps between the builder and the installer.
Request:
Foundation plan and the installer's license, if your state requires one.
Who answers:
Installer
After delivery
You may not be allowed to live in the home until it passes final inspection. Ask what is checked so you can plan the move-in date.
Request:
Final inspection sign-off or occupancy approval, if your area issues one.
Who answers:
Jurisdiction
Research
Zoning decides what can go on your lot. A home that meets every building code can still be turned down if the use is not allowed in your zone. Ask before you pay a deposit.
Request:
Written zoning confirmation for your parcel, if your planning office provides one.
Who answers:
Jurisdiction
Research
Without approved utilities you may not get permits. If you need septic, the local health or environmental department usually issues the permit. Site tests can take time.
Request:
Septic permit or site evaluation from the local health department, or proof of sewer and water service from the utility.
Who answers:
Jurisdiction
Before deposit
Setbacks and other site rules can rule out the spot you had in mind or cap the home size. Check HOA rules and deed restrictions separately; the city usually does not enforce them.
Request:
Site plan showing setbacks and the proposed home location.
Who answers:
Jurisdiction
Before contract
Factory-built homes often still need local permits for the foundation, site work and utility hookups. Knowing who applies avoids delays and surprise costs.
Request:
List of required permits from the building department.
Who answers:
Jurisdiction
Before contract
A plan set may not be stamped for your state. If a stamp is required, you may need to hire a local professional, which adds cost and time.
Request:
Building department plan submittal requirements.
Who answers:
Jurisdiction
Before delivery-permit
Plans drawn for one place may not meet loads where you live. An engineer can say what must change before you apply for a permit.
Request:
Engineer's letter or calculations for your site.
Who answers:
Engineer
After delivery
You may not be allowed to live in the home until it passes final inspection. Ask what is checked so you can plan the move-in date.
Request:
Final inspection sign-off or occupancy approval, if your area issues one.
Who answers:
Jurisdiction
Your local building and planning department decides what is allowed on your property. Get key answers in writing.
Last reviewed
October 26, 2026