The tiny house movement has made its mark across the U.S., and Maryland is no exception. More residents are exploring minimalist lifestyles—downsizing to smaller, eco-friendly homes that promise financial freedom and sustainability. Yet, one of the biggest hurdles for aspiring tiny homeowners isn’t construction—it’s local zoning laws.
Maryland’s housing codes vary dramatically from county to county. Some counties openly embrace tiny living, while others remain restrictive or silent on the matter. That’s why understanding what counties in Maryland allow tiny houses is essential before you buy land or start building.
In this article, we’ll break down county-specific policies, explore what makes a home “tiny” under Maryland law, and help you pinpoint areas that welcome small-space living.
In This Article
What Defines a Tiny House in Maryland
Before diving into which counties allow them, it’s vital to understand how Maryland defines a tiny house. Unlike traditional homes, tiny houses can exist in two primary categories:
- Tiny houses on foundations — permanent dwellings built to state and local building codes.
- Tiny houses on wheels (THOWs) — movable dwellings, often registered as recreational vehicles (RVs).
Each classification comes with its own set of rules and limitations.
Legal Size and Standards
Most tiny homes range from 100 to 400 square feet, but Maryland follows the International Residential Code (IRC), which permits homes as small as 70 square feet per habitable room, provided they meet safety and utility requirements.
Tiny Homes on Foundations
If your tiny home is built on a permanent foundation, it’s typically treated as a “single-family dwelling” or an Accessory Dwelling Unit (ADU)—depending on the lot’s zoning. These must comply with Maryland’s state building codes, including standards for:
- Plumbing and electrical systems
- Energy efficiency (under the Maryland Building Performance Standards)
- Minimum ceiling heights of 7 feet
Tiny Homes on Wheels (THOWs)
THOWs fall into a gray area. They’re often classified as RVs, which means they’re legal to own but not always legal to live in full-time. Many counties restrict full-time RV living outside of designated campgrounds or RV parks.
| Type of Tiny Home | Legal Category | Can You Live Full-Time? | Requires Foundation? |
| Tiny House on Foundation | Single-family or ADU | Yes, if zoning allows | Yes |
| Tiny House on Wheels (THOW) | Recreational Vehicle | Rarely allowed | No |
Understanding these differences is key—because county laws are built on these definitions.
Overview of Maryland Zoning and Building Codes for Tiny Houses
Zoning laws in Maryland operate primarily at the county level, meaning each jurisdiction determines how (or whether) tiny homes fit into their planning framework. While Maryland has a statewide building code, enforcement and interpretation are left to local planning departments.
State vs. Local Regulation
At the state level, Maryland aligns with the IRC Appendix Q, which provides guidelines for tiny houses under 400 square feet. However, counties decide whether to adopt or ignore Appendix Q—leading to inconsistencies across the state.
For example:
- Some counties like Frederick and Washington have started to interpret existing codes to allow smaller dwellings.
- Others, like Baltimore County, still classify tiny homes as noncompliant if they don’t meet traditional dwelling standards.
Why Zoning Matters
Even if your tiny house meets building codes, zoning can restrict where it’s placed. Zoning ordinances determine:
- Minimum lot sizes
- Setback distances from property lines
- Utility hookups and septic system rules
- Whether mobile dwellings are permitted
Key Insight
Maryland’s zoning tends to favor permanent tiny homes over movable ones. Counties that allow Accessory Dwelling Units (ADUs) or guest houses are generally the most flexible.
“In Maryland, your ability to build or park a tiny home depends more on your county’s zoning board than on state law.” – Maryland Department of Planning (2024)
If you’re planning to live tiny, start by reviewing the county’s zoning map and comprehensive plan before buying land.
Counties in Maryland That Allow Tiny Houses (Summary Table)
Maryland doesn’t have a single statewide rule for tiny houses—so whether you can legally live in one depends on the county. Some counties are actively adjusting their zoning ordinances to accommodate small dwellings, while others remain cautious or silent on the issue.
Below is a summary of Maryland counties and their general stance toward tiny homes, based on current zoning and housing policies as of 2025.
| County | Tiny Houses on Foundations | Tiny Houses on Wheels (THOWs) | Notes / Level of Support |
| Frederick County | Allowed as ADUs or small single-family homes | Limited (case-by-case) | Most supportive; rural zones flexible |
| Washington County | Allowed in some residential and rural zones | Restricted | Open to ADUs; good for off-grid setups |
| Anne Arundel County | Allowed if meets IRC code | Prohibited for full-time living | Zoning challenges near urban areas |
| Baltimore County | Limited approval for ADUs | Not allowed as residences | Requires variances and inspections |
| Montgomery County | Permits ADUs and small dwellings | Not recognized as permanent homes | Tiny house-friendly under ADU ordinance |
| Carroll County | Allowed in agricultural/rural zones | Rarely permitted | Case-by-case basis |
| Garrett & Allegany Counties | Allowed with lenient rural zoning | Flexible | Ideal for off-grid or self-sufficient builds |
| Prince George’s County | Minimal regulation on tiny homes | Not allowed for full-time living | Requires strong justification or variance |
From this overview, counties like Frederick, Washington, and some western Maryland counties are the most promising for tiny living, especially for homes on foundations.
Frederick County, Maryland – Tiny House Regulations
Frederick County is widely regarded as one of the most tiny-house-friendly counties in Maryland. The county’s zoning laws allow smaller residential structures, provided they comply with building and safety codes.
Zoning and Building Flexibility
Frederick County recognizes Accessory Dwelling Units (ADUs) in several residential and agricultural zones. This means that you can:
- Build a tiny house on a foundation as a primary dwelling on lots that meet minimum size requirements.
- Place a tiny house as an ADU behind a main residence, subject to permits.
Key details:
- Minimum dwelling size: None specifically stated, as long as the home meets building safety and utility standards.
- Foundation requirements: Must comply with Maryland’s Building Performance Standards (MBC 2018).
- Utilities: Septic, well, or public connection required.
Where You Can Build
Frederick’s Agricultural (A) and Resource Conservation (RC) zones offer the most flexibility. Many tiny home owners choose large rural lots where setback requirements are easier to meet.
“Frederick County encourages innovative housing types that balance affordability and sustainability.” — Frederick County Planning Division, 2024
Tiny Houses on Wheels
Living full-time in a THOW is not officially permitted under current zoning. However, temporary placement on private property may be possible through temporary dwelling permits for seasonal or accessory use.
Case Study:
A Frederick resident received approval in 2023 to build a 380-square-foot ADU for a family member under the county’s accessory dwelling provision—a milestone example of how flexible local authorities can be when codes are met.
Washington County, Maryland – Tiny House Options
Washington County, located in western Maryland, has quietly become another favorable location for tiny house living—especially for those who prefer rural or semi-off-grid lifestyles.
Zoning Districts That Allow Tiny Homes
Washington County zoning regulations allow small single-family homes in:
- Rural (RU) and Environmental Conservation (EC) zones
- Residential Transition (RT) areas with proper utility connections
Tiny homes on foundations are permitted if they meet the minimum building standards and have approved septic systems or tie-ins to public utilities.
| Category | Allowed? | Details |
| Tiny home on foundation | ✅ Yes | Treated as small single-family dwelling |
| Tiny home on wheels | ⚠️ Limited | May be allowed temporarily under RV classification |
| Off-grid setup | ✅ Yes | Permitted in rural zones with septic/well approval |
Why It’s Tiny-House Friendly
Washington County has a reputation for being practical rather than restrictive. Officials often assess builds individually rather than rejecting them outright. Homeowners who apply for variances or building code adjustments have a fair chance if they can demonstrate safety and environmental compliance.
Tip: Rural areas like Boonsboro and Sharpsburg have larger parcels with flexible use rules—ideal for small-footprint living.
Real Example
A 2024 local project near Clear Spring, MD, involved a 420-square-foot off-grid home approved under residential-agricultural zoning, using solar power and a composting toilet system. The county signed off on it after confirming code compliance.
Anne Arundel County, Maryland – Tiny House Rules
Anne Arundel County, home to cities like Annapolis and Glen Burnie, takes a more cautious stance on tiny houses. While not openly opposed, the county’s current zoning laws make it challenging to live legally in a tiny home—especially on wheels.
Building Code Overview
Tiny homes built on permanent foundations can be approved if they meet the Maryland Building Performance Standards. This includes:
- Adhering to the IRC 2018 Appendix Q
- Installing full utility hookups (water, sewer, electricity)
- Meeting minimum dwelling requirements for safety and habitability
However, the minimum lot sizes in many residential zones can make it hard to place a small house economically.
Tiny Houses on Wheels (THOWs)
Anne Arundel explicitly classifies THOWs as recreational vehicles, meaning you can’t live in one full-time outside of an RV park or campground. They can be parked temporarily but not used as primary residences.
Current Status and Challenges
Residents advocating for affordable housing have urged local leaders to revise these policies. However, as of 2025, no specific tiny home ordinances have been adopted.
In short:
- Permanent tiny homes: Allowed with full code compliance.
- THOWs: Not allowed for year-round living.
- ADUs: Limited approval in select residential areas.
Example Insight
A homeowner in Severna Park attempted to register a 340-square-foot THOW as an ADU in 2023 but was denied due to its mobile classification. The county suggested converting it to a permanent foundation unit for compliance.
Baltimore County, Maryland – Can You Build a Tiny House?
Baltimore County’s approach to tiny houses is more conservative compared to other Maryland counties. While there are pathways for accessory living units, strict zoning rules make it difficult to fully treat tiny houses as independent dwellings.
Zoning for Accessory Apartments
- According to Baltimore County zoning regulations, what might look like a tiny house often falls under the “accessory apartment” or “accessory building” category.
- To build an accessory apartment, an owner typically needs to apply for a Use Permit from the Department of Permits, Approvals, and Inspections. (baltimorecountymd.gov)
- Size restrictions apply: accessory apartment space may not exceed one-third of the overall floor area of the main dwelling or 2,000 square feet, whichever is less.
- These accessory units cannot have separate utility meters for gas or electricity.
Challenges for Tiny Houses
- Because the accessory apartment must share the same residential address and utility lines, truly independent tiny homes (especially on their own foundation) are not clearly supported under current county code.
- There is a special hearing requirement: if you seek to put an accessory apartment in an accessory building (i.e., a separate small house), you need to go through a use-permit process.
- The county’s code grants the director discretion: “the size, location, and purpose of the accessory structure” must not negatively affect neighborhood welfare.
Bottom line for Baltimore County: Tiny houses (especially on their own foundation) face significant regulatory hurdles. It’s more practical to consider them as ADUs within or attached to an existing home, and even then, rigorous permitting and code compliance are required.
Montgomery County, Maryland – Tiny House Feasibility Through ADUs
Montgomery County is relatively progressive when it comes to small dwellings. Thanks to a zoning amendment (ZTA 19-01), “tiny houses” as ADUs are legally allowed under certain conditions.
Zoning Changes & ADU Policies
- In 2019, Montgomery County passed ZTA 19-01, which significantly liberalized rules for accessory dwelling units.
- Detached ADUs are now allowed in zones previously restricted (R-200, R-90, R-60), even on lots smaller than one acre.
- The size limit for a detached ADU is the smallest of:
- 10% of the lot area
- 50% of the footprint of the principal dwelling
- 1,200 square feet
- 10% of the lot area
- Parking: The amendment removed the requirement for an additional parking space if the property is within one mile of Metro, Purple Line, or MARC rail stations.
Licensing & Construction Requirements
- To create an ADU, the unit must be licensed with the Department of Housing and Community Affairs (DHCA) as a Class 3 ADU.
- The application includes:
- Proof that the primary dwelling or the ADU is owner-occupied.
- Drawings of the proposed ADU (layout, doors, windows, parking).
- Fees: example — a $612 fee for licensing (various parts included).
- Proof that the primary dwelling or the ADU is owner-occupied.
- Construction permits are required from the Department of Permitting Services (DPS), potentially including electrical, fire protection, drainage, etc.
Practical Implications
- Because of ZTA 19-01 and the ADU licensing, tiny homes (on foundation) function very much like ADUs in Montgomery County.
- These units are not meant for short-term rentals: ADUs may not operate as AirBnB or similar — the county prohibits short-term rental use in licensed ADUs.
- For those considering a tiny house project, location matters: small lots (even less than one acre) are now viable in many residential zones.
Summary for Montgomery County: Tiny houses are quite feasible — if you frame them as licensed ADUs, follow permit rules, and are ready to comply with design and occupancy standards.
Carroll County, Maryland – Tiny House Development Potential
Carroll County takes a more traditional zoning path, but there is some flexibility—especially in rural and agricultural zones.
Zoning Administration & Interpretation
- The Carroll County Zoning Administration Office is responsible for interpreting land use and zoning rules.
- Their code (Chapter 158) outlines all permitted uses, but no explicit “tiny house” category is mentioned. Instead, potential tiny dwellings might be treated as accessory structures or secondary dwellings, depending on context.
- Because of this ambiguity, any tiny house proposal should involve direct engagement with the Zoning Administration, providing parcel-specific details (tax map, parcel number, etc.).
Challenges and Opportunities
- For rural landowners (especially in agricultural or low-density zones), it’s more realistic to propose a small footprint dwelling or ADU-style tiny home than to expect full suburban zoning approval.
- The absence of clear tiny-house rules means that variances or special interpretations may be required.
- Because Zoning Admin interprets uses on a case-by-case basis, bringing architectural plans, site layout, and utility information is essential when applying for permits.
Tiny houses are not prohibited outright, but they’re not explicitly regulated either. The best strategy is a well-prepared case — detailed plans + proactive conversation with zoning officials.
Carroll County offers moderate flexibility for small dwellings, especially in agricultural zones. Tiny homes can sometimes qualify as accessory dwellings or small single-family houses, though approval depends heavily on zoning interpretation and lot type.
Now let’s move into other Maryland counties that have unclear or evolving regulations and those that are more open to off-grid living—both important considerations for anyone hoping to live tiny in the Free State.
Counties in Maryland with Unclear or Restrictive Tiny House Rules
Not every Maryland county has caught up with the tiny living trend. Several remain ambiguous or outright restrictive when it comes to permanent tiny houses or tiny homes on wheels.
Counties Where Rules Are Still Vague
Some counties, particularly in the central and eastern regions, haven’t formally addressed tiny houses in their zoning codes:
| County | Status of Tiny House Laws | Notes |
| Prince George’s County | Not defined in zoning code | Tiny homes often treated as RVs; permanent placement discouraged |
| Howard County | No specific regulation | ADUs allowed in some districts but not for THOWs |
| Harford County | Unclear zoning language | Case-by-case approval through Board of Appeals |
| Queen Anne’s County | No mention of small dwellings | Subject to local subdivision standards |
These counties often rely on broad zoning definitions like “single-family dwellings,” which typically assume larger, permanent structures. If your home is under 400 sq. ft. or built on wheels, you may face pushback from local inspectors.
Common Challenges Tiny Home Builders Face
- Minimum square footage: Some zoning codes still require 700–1,000 sq. ft. minimums for single-family homes.
- Utility connections: Off-grid options like composting toilets or solar power systems may not meet county health department standards.
- Mobile home confusion: Many tiny homes on wheels get categorized as mobile homes or RVs, which restricts where they can legally be parked or lived in full-time.
Tip: Before purchasing land in these counties, always request written confirmation from the county zoning office. Laws may appear open-ended online, but enforcement on the ground can differ.
Off-Grid and Rural Counties in Maryland More Open to Tiny Houses
Rural western and southern counties in Maryland tend to be more lenient when it comes to small or off-grid homes. If you value privacy, lower land costs, and flexibility, these areas are worth exploring.
Garrett County
Located in the Appalachian region, Garrett County has some of the most flexible land-use policies in the state. With its vast rural zoning and lower population density, you’ll find:
- Fewer restrictions on dwelling size (no strict minimums)
- Permits available for self-sufficient homes with well and septic systems
- Easier approval for off-grid cabins or seasonal dwellings
A resident near Deep Creek Lake, for example, built a 350-square-foot cabin in 2024 that met code by including a composting toilet and solar array. The county approved it as a “small dwelling” under general residential use.
Allegany County
Neighboring Allegany County is similarly relaxed. It allows permanent tiny homes on foundations in agricultural or rural residential zones, provided they comply with IRC safety codes. Land parcels are generally larger and cheaper—making this area a favorite for Marylanders who want to build sustainably on private property.
Dorchester County
In the Eastern Shore region, Dorchester County offers some opportunity for smaller homes—particularly in unincorporated areas outside Cambridge. The county has shown openness toward alternative housing types due to local housing shortages. Permits for small single-family dwellings (under 500 sq. ft.) have been issued in rural zones.
| County | Tiny House Type Allowed | Ideal For | Zoning Flexibility |
| Garrett County | On foundation, off-grid | Full-time residents, cabin owners | High |
| Allegany County | Permanent dwelling, ADU | Rural landowners | High |
| Dorchester County | Small home or ADU | Eastern Shore living | Moderate |
Why Rural Counties Work Better
- Larger parcels mean less interference from neighbors or HOA rules.
- Agricultural and resource conservation zoning allows for “alternative dwellings.”
- County inspectors often take a case-by-case approach rather than blanket denial.
“In Maryland’s western counties, living tiny is not just possible—it’s practical.”
How to Get Approval for a Tiny House in Maryland Counties
Even if your chosen county is supportive, permits and paperwork are unavoidable. Success largely depends on how well you plan and present your project.
Step-by-Step Process
- Research Zoning Maps
Start with your county’s GIS zoning map or contact the planning department to determine your parcel’s classification (R, A, RC, etc.). - Apply for a Building Permit
Submit architectural plans that include:
- Floor layout (with square footage and egress windows)
- Foundation design (for permanent homes)
- Utility hookup plans (water, sewer, or off-grid alternatives)
- Floor layout (with square footage and egress windows)
- Request a Variance (if needed)
If your home doesn’t meet standard lot or size requirements, apply for a variance through the zoning board. A well-documented request often wins approval, especially in rural areas. - Schedule Inspections
Electrical, plumbing, and occupancy inspections are mandatory for permanent dwellings. For off-grid setups, you’ll need health department approval for septic or composting systems. - Register for an Address
Once approved, you can request a postal address—finalizing your home’s recognition as a legal residence.
Tips for Success
- Use the phrase “Accessory Dwelling Unit” when discussing your project—it often fits within existing county code better than “tiny house.”
- Have stamped architectural drawings from a Maryland-certified professional.
- Build relationships with local zoning officers; they often guide applicants toward compliance rather than rejection.
Case Study Example:
A builder in Boonsboro (Washington County) submitted a proposal for a 380 sq. ft. ADU with solar power and a well connection. After multiple review rounds, it was approved under the “Accessory Dwelling” definition. The process took six months but resulted in a fully legal tiny residence.
Future Trends: Which Maryland Counties May Allow Tiny Houses Next
Tiny houses are no longer a fringe idea—they’re part of the housing solution. Maryland’s housing shortage, especially around metro regions like Baltimore and Washington D.C., is pushing counties to reconsider old zoning limits.
Counties Likely to Change Their Stance
- Prince George’s County: The county council has discussed updates to housing codes to allow smaller accessory units and “innovative housing types.” Advocates are lobbying for formal inclusion of tiny homes in the 2030 housing strategy.
- Howard County: With its growing affordability gap, officials are studying zoning adjustments similar to Montgomery County’s ADU model. Expect potential movement toward pilot projects for tiny villages or micro-home clusters.
- Harford County: Local builders have started presenting modular and prefab tiny-home designs that meet IRC standards. The county planning board has acknowledged rising interest, especially among retirees.
Statewide Support Growing
In 2024, the Maryland Department of Housing and Community Development (DHCD) launched a housing initiative to support “small-scale, energy-efficient housing options”. While not a tiny-house law per se, it signals that statewide recognition is increasing.
“As housing affordability continues to tighten, Maryland will need to embrace diverse housing types—from ADUs to full tiny homes.”
— Maryland Housing Alliance, 2025
Expect zoning flexibility to spread gradually from progressive counties like Montgomery and Frederick toward suburban and semi-rural counties over the next five years.
Conclusion: Choosing the Right Maryland County for Your Tiny Home
If you’re planning to live small in the Old Line State, your best opportunities lie in Frederick, Washington, and Montgomery Counties—each offering pathways for tiny homes on foundations through ADU or small-dwelling regulations.
For those seeking a quieter, off-grid lifestyle, look toward Garrett, Allegany, or Dorchester Counties, where rural zoning and fewer restrictions make minimalist living achievable.
| Category | Best Counties | Reason |
| Tiny house on foundation | Frederick, Montgomery | Clear ADU approval process |
| Off-grid or rural living | Garrett, Allegany | Flexible zoning, low land cost |
| Potential future-friendly | Howard, Prince George’s | Ongoing policy discussions |
Final Advice
Before you build or buy, always:
- Verify the most recent zoning language with your county planning office.
- Determine whether your home qualifies as an ADU, small dwelling, or RV.
- Stay compliant with safety, sanitation, and building codes.
Building a tiny house in Maryland takes patience and preparation—but with the right location and paperwork, it’s entirely achievable.
For a deeper look into Maryland’s residential codes and updates to ADU regulations, visit the Maryland Department of Housing and Community Development.
