RVs aren't homes in Kootenai County: A matter of zoning and community standards
The practice of living in a recreational vehicle on a standard residential lot is generally prohibited in Idaho. While frustrating for some, this regulation is rooted in a combination of practical concerns, types of structures considered RVs, and community planning principles. Additionally, there are substantial differences between RVs, tiny homes, Park Models and mobile homes, which also are regulated in Idaho. A future article will address the nuances between additional dwelling units, Park Models, tiny homes and others, along with the use of alternatives.
RV obstacles and concerns
Zoning laws are at the core of this issue. Regulations dictate how land can be used within a specific area. Residential zones are typically designed for traditional single-family homes or duplexes. RVs, being mobile and often lacking the permanent infrastructure of a house, do not conform to these standards.
• Infrastructure: Residential areas are equipped with utilities like water, sewer and electricity to support traditional homes. RVs, especially older models, may not be designed to connect to these systems, potentially leading to environmental hazards and public health risks.
• Property values: Allowing RVs as permanent residences can negatively impact property values in a neighborhood. The aesthetic appeal of RVs compared to traditional homes may diminish the overall desirability of the area.
• Public safety: RVs, due to their construction, may not meet the same fire safety standards as houses. Further, RVs aren’t traditionally built to handle winter weather. They aren’t built for snow loads, wind shear or overturning risk. Typically, entrances are undersized for fire access and they don’t meet energy codes. Federal law defines them as a vehicular unit designed for temporary living.
• Community Standards: Beyond zoning, restricting RVs on residential lots is often tied to maintaining community character and cohesion.
• Visual appeal: The appearance of RVs can differ significantly from traditional homes, disrupting the visual harmony of a neighborhood.
• Density: RVs are typically smaller than houses, allowing for more units on a given piece of land. This could increase population density in areas not zoned for such high occupancy.
• Transient population: The nature of RV living suggests a more mobile population compared to homeowners. This can impact community-building efforts and social cohesion.
Exceptions and alternatives
Some Idaho cities are participating in a pilot project to test the viability of residential RVs. Working through a non-profit for permits and oversight. Boise is collecting data and monitoring a one-year (with a possibility of a 6-month extension) use of RVs with requirements that include a permit, inspections, pad and infrastructure in place. While this may be a temporary solution, it is in the exploratory phase with much data to come.
A new project arising from the work of the Housing Solutions Partnership is a regionwide, pre-approved ADU plan. That program is scheduled to launch before the end of this year. While not available in all areas, it will be a legal, safe and acceptable alternative if additional housing on a residential lot is desired. There is discussion surrounding the ability to use THOW (Tiny Homes on Wheels) as permanent housing but building code does not provide for acceptance in most areas at this time. More information as it is available will be posted at housingni.org.
Kiki Miller is a Coeur d’Alene City Council member and founding member of the Housing Solutions Partnership.