Virginia's Trusted Shed Dealer
Tiny House Shells in Virginia — The Bones of Your Next Home
A shed stores your stuff. A tiny house shell builds your future.
Why Virginia Buyers Are Choosing Prefab Shells
2×6 wall framing meets Virginia R-20 insulation requirements. Residential-grade Low-E windows. Heavy-duty floor system for residential loads. Delivered and set in a single day.
Tiny House Configurations
Residential-Grade Framing
2×6 walls for code-compliant insulation depth. Residential Low-E argon windows with U-factor 0.30 or lower.
Heavy-Duty Floors
2×6 joists at 12-inch OC rated for furniture, appliances, and daily living loads.
Appendix Q Loft Design
Sleeping lofts with proper headroom and ships ladder access per Virginia building code.
10x16
160 sq ft
A 160 sq ft micro cabin shell for a guest cottage or minimalist retreat with optional sleeping loft. Shell from $4,200.
12x20
240 sq ft
The most popular tiny house at 240 sq ft — open floor plan with kitchen, bath, and sleeping area. Shell from $6,000.
14x24
336 sq ft
A 336 sq ft cabin shell with defined kitchen, bathroom, and bedroom zones. Shell from $8,500.
14x28+
392+ sq ft
The full 392 sq ft tiny house — true one-bedroom layout with living room, kitchen, and bathroom. Turnkey from $35,000.
Pro tip: Invest in a lofted floor plan to nearly double your usable square footage — a sleeping loft keeps the main level open for living, cooking, and working.
Richmond Permits & Codes
Virginia exempts one-story detached structures under 256 square feet from building permits — that’s why the 12×20 is the most popular shed in the state.
Important: “Permit-exempt” doesn’t mean “regulation-free.”
- ✓ Zoning permit — Required in virtually every Virginia jurisdiction regardless of size
- ✓ Electrical permit — Mandatory if you run any wiring to the structure
- ✓ Setback rules — Distance from property lines varies by locality
Structures under 256 square feet are exempt from building permits, but a zoning permit is still required. Setbacks are typically 3–5 feet on the side and rear in urban districts, though this varies widely. For specifics on your lot, reach out to City of Richmond Dept. of Planning & Development Review ((804) 410-5052).
Urban lots are often narrow, and historic district overlay zones add restrictions. Many areas are R-6 or R-48 zoned.
Pricing
- ✓ 10×16 Shell — Starting at $4,200–$5,500
- ✓ 12×20 Shell — Starting at $6,000–$8,000
- ✓ 12×20 Turnkey — $18,000–$28,000 (insulated, wired, finished)
- ✓ 14×28 Turnkey — $35,000–$55,000+ (premium pub/theater)
Product lines: Presidential (lifetime warranty), All-American (mid-range), Eagle (value), Cottage and Cabana (architectural). Shell includes structure, roof, siding, windows, doors, and delivery. Turnkey adds insulation, electrical, HVAC, interior walls, flooring, and trim.
Financing
- ✓ Rent-to-Own — No credit check. Low monthly payments. Own it at the end.
- ✓ Traditional Financing — From 6.99% APR with approved credit.
- ✓ Cash/Check — Best pricing. No fees.
Free delivery included within our service area.
Frequently Asked Questions
Q: Is a tiny house legal in Virginia?
Yes, but rules vary by county. Richmond allows ADUs by-right. We check your specific zoning before you commit.
Q: What’s the difference between a shed and a tiny house shell?
Engineering. A tiny house shell uses 2×6 framing, residential windows, heavy-duty floors, and is designed for building inspection.
Q: How much to finish the interior?
Budget $15,000-$25,000 for a 12×24 shell including insulation, electrical, plumbing, drywall, flooring, kitchen, and bath.
Tiny House Shells Across Virginia
We deliver tiny house sheds across Virginia including Richmond, Fredericksburg, Hampton Roads, Northern Virginia, Charlottesville, and surrounding areas.
Ready to Build Your Tiny House?
Tell us your vision — guest cottage, rental cabin, starter home, retirement retreat — and we will spec the right structure for your property and budget.