Four categories and local zoning
The DCA fact sheet supplies the four-category framework and says local zoning varies. Its older code discussion is not used as the current Appendix BB answer.
Open the DCA tiny house fact sheetGeorgia tiny-house decision guide
Before you buy a tiny house in Georgia, identify what it is
Georgia does not provide one statewide yes-or-no placement answer. Start by matching the unit to one of the four categories used by the Georgia Department of Community Affairs. Use actual labels and documents, not the seller's description. Then ask the city or county whether that category, intended use, and parcel fit its rules.
Four starting points: RV or park model, manufactured or mobile home, modular or industrialized building, or site-built dwelling.
Official sources checked: 2026-08-13
1 / Identify the home
Ask for the document that supports the category
“Tiny house,” “THOW,” “park model,” and “modular” are not interchangeable approval labels. The document trail determines which state program or code path may apply; the local government still decides site and use questions.
| Georgia category | Evidence to request | What it does not prove | Ask next |
|---|---|---|---|
| Recreational vehicle or park model | Manufacturer and certification documents, title or registration details, dimensions, and whether the unit is designed to remain mobile. A tiny house on wheels may be described this way, but the seller's label is not enough. | That full-time occupancy, long-term parking, or residential use is allowed on the parcel. | Ask planning or zoning whether this documented category is allowed for the intended use and duration at the exact location. |
| Manufactured or mobile home | HUD certification labels and data plate information for the transportable sections, plus the installer and installation-permit path. | That the parcel, zoning district, foundation, installation plan, or intended use is locally approved. | Ask Georgia OCI whether the documents fit its manufactured-housing program, then ask the local government what site approvals remain. |
| Residential modular or industrialized building | DCA insignia information, state-approved manufacturer documents, plans, and the foundation and installation scope. | Local zoning, grading, foundation, utility, subdivision, or other site approval. DCA says those remain under local control. | Ask the DCA Industrialized Buildings Program what the insignia covers, then ask local planning and building offices what installation work they must review. |
| Site-built dwelling | Plans, proposed foundation, the residential-code path, permit scope, and the designer or contractor responsibilities. | That local zoning allows the dwelling or intended use, or that Appendix BB is the code path the local authority will enforce. | Ask the local building authority which written code path applies and planning or zoning whether the use and structure fit the parcel. |
Classification is not placement permission.
A label, insignia, title, certification, or code-compliant plan can narrow the path. It does not settle local zoning, occupancy, parcel, utility, septic, access, HOA, deed, lender, or insurance questions.
2 / Ask the right authority
Use this question script before a deposit or land deadline
Attach the unit documents and identify the intended use. Ask for the answer and its source in writing.
- Which government has jurisdiction? Is the parcel inside an incorporated city or in unincorporated county territory?
- Which category does the office use? Based on the attached labels, plans, title, or program documents, how will this unit be classified?
- Does the use fit this parcel? Is that category allowed here for the intended primary, accessory, temporary, or recreational use?
- Which approvals remain? Ask about zoning, building code, foundation or installation, utilities, wastewater, access, and inspections.
- Which tiny-house code path applies? For a site-built dwelling, does the authority enforce Appendix BB or another path, and what written code reference or adoption supports that answer?
- Can the answer arrive before money is committed? Save the source, staff name, date, and written response before a deposit, delivery, land contingency, or construction commitment expires.
Send a specific question.
“For this parcel, intended use, and attached unit documents, what category and written zoning and building-code path would your office review?”
3 / Check the current code
Georgia's residential-code context changed in 2026
What the current sources establish
DCA lists the 2024 International Residential Code with Georgia amendments as the current mandatory residential code, effective January 1, 2026. The amendment packet includes Georgia changes to Appendix BB, Tiny Houses.
What they do not settle for your project
The packet says appendices are enforceable only when referenced in the code body or adopted by DCA or the authority having jurisdiction. The presence of Appendix BB amendments alone is not a parcel or enforcement answer.
Ask the building authority to cite the path.
“Does your office enforce Appendix BB for this project, or another approved residential-code path? Please identify the written code reference or adoption.”
Before you pay
Stop if the category exists only in a sales description
- The seller calls the unit “modular,” “manufactured,” “park model,” or “code compliant” but cannot provide the matching label, data plate, insignia, plans, or certification documents.
- The answer you received covers a different city, unincorporated county, zoning district, parcel, structure category, or intended use.
- The local answer relies on an older code edition but does not explain which current code or local adoption now controls.
- A purchase, delivery, or land deadline arrives before the relevant planning and building authorities answer in writing.
Official sources
Use each source only for the question it answers
Current Georgia residential code
DCA lists the 2024 IRC with Georgia amendments among the current mandatory codes and announced a January 1, 2026 effective date.
See the current state minimum codes Read the 2026 code announcementAppendix BB and enforcement
The amendment packet contains Appendix BB changes and the general appendix rule. DCA's enforcement page explains the state/local adoption boundary.
Open the 2026 IRC amendments Read DCA's enforcement overviewFactory-built evidence
DCA explains its industrialized-building insignia and local site boundary. Georgia OCI explains manufactured-home HUD labels, data plates, licensing, and installation permits.
Open the DCA Industrialized Buildings Program Open Georgia OCI manufactured housingOfficial sources last checked: 2026-08-13. Source confidence: high for the cited state pages and documents. Action confidence: limited until the correct local authority answers for the exact unit, use, and parcel.