After a concerted, 18-month effort led by the Sonoma Independent to stop Permit Sonoma’s enforcement of building codes that were causing nearly 200 people every year to lose their housing, major changes to those codes have finally come into effect. Without these changes, trailers and tiny homes were only allowed in very limited situations, and were always required to be connected to septic or sewer systems.
Now, for the first time, these trailers, tiny homes, and RVs have a pathway to legalization. The new Permit Sonoma code enforcement regulations, which took effect April 13, 2023, allow almost every property in unincorporated areas to host one tiny home or trailer, and allows the use of waterless toilets (The unincorporated area is everywhere in Sonoma County except within its nine cities).
The news comes with a few big challenges. The first is that only one temporary home can be permitted per property. The second is that hold & haul contracts for wastewater can cost as much as rent for tenants who use a lot of water for their tiny homes and trailers.
As we reported here, the intent of the Sonoma County Supervisors historic 5 to 0 vote last December 6 was to allow residents to remain in their safe and affordable alternative homes and not be made homeless. But because of broader state regulations, the new codes are far from ideal.
To help people understand the new rules, the Sonoma Independent has created an unofficial grassroots guide to navigating the county's historic code revisions for tiny homes, trailers, and waterless toilets. We have included the three most important takeaways below, but every situation is different. You can read the full guide and find helpful resources here: https://www.sonomaindependent.org/grassrootshousingguide/
Thank you to everyone who helped make this happen. Whether you signed the petition, wrote letters, spoke at meetings, or contributed financially. If not for the high level of community involvement and support, these outdated codes would never have been changed.
Three tips to avoid code enforcement-ordered evictions and remain in your affordable tiny home or trailer:
1. Permits are good for one dwelling only. If you host more, ask forgiveness, not permission: If you are a property owner who wants to legally rent out only one trailer or tiny home and you do not have an ADU, applying for a permit under the new guidelines makes great sense and the Sonoma Independent encourages you to do so.
But if you are a property with more than one trailer, tiny home, converted barn or ADU, you will not be able to obtain a permit for any of them unless all but one of your tenants is evicted.
The Sonoma Independent has found that only a few percent, or a few hundred housing units, are issued violations each year as a result of an anonymous complaint to Permit Sonoma. This is out of what we have estimated are the 10,000+ people living affordably in alternative housing on the 66,000 unincorporated properties across the county. Many of the properties that rent trailers or tiny homes have a few tenants. To avoid the need to evict anyone, we recommend that property owners with multiple tenants not apply for a permit unless they are inspected and served with what amounts to a Permit Sonoma eviction order.
2. If a violation is served, DON’T PANIC: Tell the property owner they do NOT need to evict you, that you will work to cure the violation and that you have 30 days to do so. Sonoma County wants you to stay in your home. Legal Aid of Sonoma County cannot represent your property owner, but they might be able to represent you if you are a low income tenant renting a tiny home or trailer or land for it. They can be reached at (707) 542-1290.
3. Tips for securing a permit if you need one: If you aren’t connected to septic or sewer you will need a “hold and haul” permit for your wastewater and you will need to secure a 12-month contract with a pumping company to remove this waste. Proof of pumping will be required to renew your permit after one year. You will likely need to install a holding tank.
-Wastewater volume can be reduced by using a waterless toilet. When picking a waterless toilet option, know that incinerator toilets, although more expensive, have fewer requirements than compost toilets.
-With an incinerating toilet and a gray water system, the only wastewater your home will produce will be from the kitchen sink (in CA kitchen sink water is considered blackwater). Using your sink less could reduce hold and haul costs significantly.