What You Should Know Before You Buy a Tiny Home Kit

Tiny homes are a popular choice for scaled back living, an ADU, or a vacation property. They’re cheaper to buy than traditional structures and because they’re so small, they can also be more efficient than a larger building for utilities. However, while tiny homes are smaller than regular houses, there are still some important things to consider before buying a kit to build one.

Tiny home kits don’t include finishing

The first thing to note is that most of the kits are just frames. They don’t include insulation, wiring, plumbing, or siding. Some of the wood frame kits also have uninsulated walls, but still won’t have power or plumbing. The frame kits cost between about $6,000 and $80,000 depending on the size, material, and floor plan. While the unfinished kits are much cheaper than working with a contractor, you should factor in the cost of finishing, including plumbing and wiring for a better idea of your budget. The plans for your structure should come with a materials list provided by Home Depot for the basic finishing necessities to give you a better idea of finishing costs, but won’t include your personal preference items for customization.

In the market for a tiny home? Here are a few to check out:

Zoning and permits

The next thing to check into before purchasing a tiny home kit is your local zoning rules. Some municipalities have specific rules about filing permits for construction, even for outbuildings. In addition to permits, local codes can have rules that limit the distance a structure can be from the property line, how tall your structure can be, and other spacing restrictions. Home Depot points out in the details section for each tiny home that you must take the plans for your tiny house to your local zoning authority before purchase, and that they can assist you with zoning and permitting customizations or other issues.

You’ll need to install a level slab

Tiny homes come as a kit, so the assembly can be a DIY project. They will need to rest on a concrete foundation slab, though. Since the stability of the structure depends on the integrity of the slab, and the slab is up to you—not the manufacturer of the frames—it needs to be solid and level. If you haven’t worked with concrete before, it’s a good idea to have a professional do the slab for you. If you have some experience with concrete, you can possibly pour the slab yourself, although transporting and pouring that volume of concrete yourself is a big job.

Factor size into your assembly time

The size and style of the tiny home will affect how long it takes to assemble. Larger models with lofts will take longer to set up and will also require help from more than one person. Don’t forget that you’ll need ladders for access on the taller structures. Smaller kits might be assembled in a day by an experienced DIYer; larger kits can take up to a week and four people to put together. Take a good look at the plans when estimating how much time a tiny home frame kit will take to assemble.

No returns

There are no returns of tiny home frame kits once you have them, and no refunds from three days after you order them. Unless there’s an issue with the structure of the frame or any customization that was agreed upon, the frames can’t be returned to Home Depot. That means that you should review all of the specifications, plans, and product details before you buy, because you won’t be able to change anything later unless you do it yourself. Your tiny house won’t be cheaper if you have to make major changes to it after your purchase.