I built a luxury Tiny House on Wheels (THOW) and parked it in my backyard for Airbnb. It was stolen—literally hitched up and driven away. My Homeowner’s insurance denied the claim because “it has wheels; it’s a vehicle.” My Auto insurer denied it because “it’s a dwelling not attached to a truck.” I fell into the black hole of Tiny Home insurance.
Key Takeaways
- The “Wheels” Problem: If it has wheels, home insurance hates it. If it’s not moving, auto insurance hates it.
- RV Insurance Limitations: RV policies often exclude “business use” or renting to others. You need a “Commercial Rental RV” policy.
- Foremost & CBIZ: These are two of the few major carriers that specifically write policies for “Stationary Tiny Homes” used as rentals.
- Theft vs. Conversion: If a guest steals it, it’s “Conversion” (excluded). If a stranger steals it, it’s Theft (covered).
The “Why” (The Trap)
The trap is “Property Definition.”
Is it a vehicle or a building? Insurance carriers haven’t caught up.
- Home Policy: Excludes “motor vehicles and trailers.”
- RV Policy: Excludes “permanent residence” or “commercial rental.”
You need a policy that defines the THOW as an “Other Structure” (if stationary) or a specific “Tiny Home” product.
The Investigation: I Called Them
- Foremost: They have a specific “Tiny Home” program. I asked about Airbnb. They said, “Yes, we can cover it as a rental property if it is on a permanent foundation or skirted.”
- Roamly: Great for RVs that move. They allow renting (like Outdoorsy). Good if your tiny home moves.
- Standard Homeowners: “Can I add it as an ‘Other Structure’?” Most agents said no, because of the wheels. If you remove the wheels and put it on blocks, it becomes insurable as a structure.
Comparison Table: Tiny Home Coverage
| Feature | Standard Homeowners | RV Policy (Personal) | Tiny Home Specialty (Foremost) |
| Rental Use | NO | NO | YES |
| Theft of Unit | Excluded (Trailer) | YES | YES |
| Guest Liability | Excluded | Excluded | YES |
| Requirement | Must be foundation | Must be mobile | Skirted/Tied Down |
[IMAGE: Photo of a Tiny House on Wheels with the wheels clearly visible, overlayed with a question mark icon]
Step-by-Step Action Plan
- Decide: Mobile or Stationary? If it never moves, put it on blocks and skirt it. Take photos. Call it a “Guest House” (ADU). This opens up standard landlord insurance.
- Certify It: Get NOAH or RVIA certification. Insurers rely on these stamps. Homemade units without certification are almost uninsurable.
- Buy a “Tiny Home” Policy: Call a broker like Tinylife or Strategic Insurance Agency. Do not try to sneak it onto your auto policy.
- Use a Hitch Lock: High-grade security locks are required for theft coverage to apply.
FAQ
Does AirCover cover the theft of the tiny home?
Theoretically, yes, under “Property Damage,” but the valuation will be a nightmare. They will likely treat it as a trailer, not a house.
Can I use “Renovated RV” insurance?
Be careful. Many insurers reject DIY conversions (Skoolies) because of the fire risk from amateur wiring.
What if a guest tips it over?
You need “Collision” coverage if it moves, or “Wind/Hail/Structural” coverage if it stays. Ensure your policy covers “tipping” (instability).