Tiny House on Wheels as ADU in San Jose

San Jose, California
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Tiny House on Wheels as ADU in San Jose

Bei He
Rental Property Investor · San Jose, CA · Member since 2018 · 37 posts · 10 votes

Just found out that San Jose actually allow a tiny house on wheels (THOW) park in the backyard and consider it as ADU which can get permit, even though I already have a attached ADU build in the front yard -- which I can't build another detached ADU in backyard. But this THOWs possibility made me really excited.

I plan to make it a shorten rental to pair with my tree house and my beautiful backyard. But the problem is seems I can only get it craned in (see my location plan below. all around has neighbors fences and won't have enough clearance -- today I get first quote from a crane company, to do this takes like 2-3 hour and they charge 8k-13k for crane and another 6.5k for traffic control which is in sane.

Any one have experience with crane renting? Any suggestion here?

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John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
3y

Can you take down a section of fence and posts and reinstall after? This seems like it would be much cheaper even if you had a fence company do the work.

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  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    3y

    Can you take down a section of fence and posts and reinstall after? This seems like it would be much cheaper even if you had a fence company do the work.

    3Reply
  • Brooklyn McCarty
    Investor · Member since 2022 · 1k+ posts · 754 votes
    3y

    Gee whiz. That’s a big number in top of start up/construction. Is a crane the only way in??

    0Reply
  • Michael BaumPro Member
    Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
    3y

    Hey @Bei He, looking at the aerial photo it does look like a crane lift is a must. Now, if your neighbor will allow removal of the fence and a redo of their landscaping, you might be able to wheel it in there.

    Now, have you checked with the tiny house company to see if they can actually build the unit in place? You should be able to get the trailer in their easily and then go from there.

    0Reply
  • Mark Vesu
    San Jose · Member since 2019 · 57 posts · 7 votes
    3y

    When you say attached ADU, do you mean Junior ADU or (JADU)? If you don't mind me asking, if you can't move it around, what is the reason behind ADU on wheels?

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  • Thai Chau
    Surveyor · Member since 2021 · 27 posts · 10 votes
    3y

    @Bei He This would be awesome if it's feasible. I agree with a few others' feedback; I'd try to negotiate with the neighbor. A few thousand $ to fix a fence and landscaping is way better than what you were quoted.

    Quick question, do you know what the limit would be for those THOW? Is it just one per property or perhaps more?

    Thank you and good luck!

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  • Bei He
    OP
    Rental Property Investor · San Jose, CA · Member since 2018 · 37 posts · 10 votes
    3y
    Quote from @Thai Chau:

    @Bei He This would be awesome if it's feasible. I agree with a few others' feedback; I'd try to negotiate with the neighbor. A few thousand $ to fix a fence and landscaping is way better than what you were quoted.

    Quick question, do you know what the limit would be for those THOW? Is it just one per property or perhaps more?

    Thank you and good luck!


     San Jose only allow 1 per single family house. Multiple family not allow THOW.

    0Reply
  • Bei He
    OP
    Rental Property Investor · San Jose, CA · Member since 2018 · 37 posts · 10 votes
    3y
    Quote from @Michael Baum:

    Hey @Bei He, looking at the aerial photo it does look like a crane lift is a must. Now, if your neighbor will allow removal of the fence and a redo of their landscaping, you might be able to wheel it in there.

    Now, have you checked with the tiny house company to see if they can actually build the unit in place? You should be able to get the trailer in there easily and then go from there.

    Checked with 2 THOW company, they both doesn't build in place. I'm still gathering information to see how the cost compare if manufactured crane in or take neighbor fence off, or hire someone build from scratch from kits. Build on site also create hassle of noise and takes a long time. We will see =) 
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  • Bei He
    OP
    Rental Property Investor · San Jose, CA · Member since 2018 · 37 posts · 10 votes
    3y
    Quote from @Mark Vesu:

    When you say attached ADU, do you mean Junior ADU or (JADU)? If you don't mind me asking, if you can't move it around, what is the reason behind ADU on wheels?


    attached ADU is additional build in my front yard, share one wall with main house.

    JADU usually is converting existing space to a ADU.

    THOW I'm not planning to move it around but it can be treated as an ADU per San Jose city which can generate additional income.

    0Reply
  • Tricia O'Brien
    Investor · Anchorage, AK · Member since 2015 · 267 posts · 76 votes
    3y

    @Bei He

    How much will the THOW cost from the manufacturer / vendor ?  Then, assuming you can get a neighbor to cooperate with fence removal and re-installation, how much will it cost for rolling it in, then hooking it up to electric/ water/ gas lines and permits?

    0Reply
  • Sarah W.
    New to Real Estate · Member since 2023 · 5 posts · 1 vote
    3y

    If THOW is considered as an ADU, then with your attached ADU, you will have 2 full sized ADUs on your lot, is it allowed? I thought they only allow for one ADU + one JADU.

    0Reply
  • Justin Rouse
    Member since 2023 · 2 posts · 0 votes
    3y

    Hello Bei He, wondering if you wouldn't mind giving an update on your THOW situation? Would like to hear more about this process in San Jose.

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