Living in a caravan offers freedom, flexibility, and affordability — but how long can you legally stay parked on your own land? In New South Wales, the answer isn’t black and white. It varies by council, zoning, and the type of land you own.
If you’ve recently bought or inherited land and you’re wondering whether you can call your caravan home — even temporarily — this article will help clear the fog. From legal loopholes to practical tips, we break down everything you need to know about long-term caravan living on private property.
If you’re researching caravans in Heatherbrae, make sure you understand the legalities before committing to van life on your block.
1. What Do NSW Councils Say About Living in Caravans?
Council rules differ wildly across NSW. Some councils — especially in rural or low-density zones — may allow people to live in a caravan on their land with minimal red tape. Others may impose strict limits or require development applications for stays longer than 60 days per year.
In most cases, the caravan must:
- Be positioned safely
- Have proper waste disposal and water access
- Not cause nuisance to neighbours
Even if your caravan is off-grid, councils still have jurisdiction. The safest route is always to contact your local council directly for guidance.
2. Short-Term vs Long-Term Occupation
If you’re only planning to stay for a few weeks or months while building a house, your council may allow temporary accommodation via a permit or development approval.
However, if you want to live there long-term with no plans to build, you’re more likely to hit legal roadblocks.
Key points:
- 60–90 days may be allowed under temporary occupancy guidelines
- Full-time occupation often requires DA approval
- Some councils enforce occupancy limits based on days per year
3. Rural vs Urban Zoning
Zoning plays a massive role in what’s allowed. Rural zones typically have more flexibility, especially on properties larger than 2 hectares. Urban or residential zones are more heavily regulated and less likely to approve permanent van living.
For example:
- In some rural areas, council may permit a caravan with a composting toilet, solar, and water tank
- In suburban neighbourhoods, even parking a caravan long-term may breach council regulations
Understanding your land’s zoning is the first step in determining your rights.
4. Is It Worth Getting a Development Application?
In most cases, yes. A development application (DA) is the most reliable way to legally live in your caravan. It gives you a formal document outlining the terms of use and removes ambiguity.
To apply, you’ll need to:
- Submit a site plan and justification
- Show access to waste, water, and electricity
- Possibly undertake an environmental impact review
While not guaranteed, a DA is often the best path forward for full-time legal occupancy.
5. Health and Safety Requirements
Living legally in a caravan involves more than just ticking boxes with council. You’ll also need:
- Grey water and black water systems
- Ventilation and fire safety compliance
- Secure access to clean drinking water
Some councils will inspect your setup to ensure it’s safe and hygienic — especially for long-term stays. Avoid makeshift fixes and consider investing in proper infrastructure.
6. Impact on Insurance and Registration
Living in a caravan full-time can affect your insurance policy. Many insurers classify this as a different use case and may deny claims if not disclosed.
Also consider:
- Caravan registration requirements
- Roadworthy condition if you plan to move it regularly
- Whether your setup meets permanent dwelling codes (if semi-fixed)
Being transparent with both your insurer and council protects you from serious liability risks.
7. Common Mistakes to Avoid
When planning to live in a caravan on your land, steer clear of these common missteps:
- Assuming rural = legal (it doesn’t)
- Failing to check waste management requirements
- Using rainwater only without filtration
- Ignoring neighbour complaints or noise issues
- Not securing the caravan properly during storms or high wind
8. Alternatives If Your Council Says No
If your council prohibits long-term caravan living, you’ve got options:
- Apply for a short-term permit
- Look for a nearby caravan park or farm stay with permanent sites
- Consider modular homes or relocatable cabins as a legal dwelling alternative
Many people use their caravan as a weekend base while exploring long-term housing solutions — especially if council rules are strict.
FAQs
1) Can I Live in a Caravan While Building a House?
Yes — this is one of the most commonly accepted reasons to live in a caravan on your own land in NSW. Most councils allow temporary accommodation while constructing a permanent residence. However, it’s not automatic. You’ll usually need to apply for a temporary use permit or submit a development application. Councils will want to ensure you have access to sanitation, fresh water, and proper waste disposal — even if it’s through a composting toilet or greywater system. Some councils may allow up to 6–12 months of occupation, with possible extensions if construction is delayed. Be prepared to show a build timeline or building permit to support your request. It’s also a good idea to speak with your builder, as some may have recommendations or prior experience with local council rules. Getting permission upfront avoids penalties and keeps your project on track from the start.
2) Can I Live in a Caravan Without Council Approval?
Technically, no — at least not for extended stays. Most NSW councils require approval for any kind of long-term caravan occupation on private land. While you might get away with it short-term in rural zones, you risk significant consequences if a neighbour complains or a council officer inspects your property. Enforcement officers have the authority to issue compliance orders, which may include fines or formal eviction notices. If you live on a high-visibility block or are in a dense suburb, you’ll likely be noticed. In some cases, councils might overlook the situation temporarily, especially if you’re between homes or waiting for construction to begin — but this is not something to rely on. Long-term, it’s always better to follow the legal path and apply for approval. Going under the radar might seem easier, but the consequences can be expensive and disruptive, especially if you’re forced to move out unexpectedly.
3) What’s the Penalty for Living in a Caravan Without Permission?
Penalties vary depending on the local council, but they are typically serious enough to disrupt your plans. Fines can start at around $220 for minor non-compliance but may escalate to over $2000 for repeat or willful breaches. In addition to monetary fines, councils may issue immediate stop-use or removal notices, meaning you’ll need to vacate your caravan within a specific timeframe — sometimes just a few days. There’s also the risk of being flagged for future planning approvals. If you’re seen as non-compliant now, council may be hesitant to approve future development or accommodation permits. In extreme cases, councils can pursue legal enforcement action, though this is rare. The safest way to avoid these hassles is to seek approval before moving into your caravan. Even if you’re only planning a few months, getting your setup in writing gives you peace of mind and avoids costly surprises.
4) Do I Need a Septic System to Live in a Caravan?
If you plan to live in your caravan long-term, yes — some form of approved waste management system will be required. In most NSW councils, this means either a septic system, composting toilet, or a greywater treatment system that complies with environmental standards. While portable cassettes and chemical toilets may suffice for short-term stays, they aren’t practical or hygienic for months of daily use. Councils are especially strict about greywater, which must be disposed of safely — usually through an absorption trench or holding tank. You’ll likely need to show that your setup complies with council guidelines and doesn’t pose a health or environmental risk. Some people install fully plumbed toilets with tank systems, while others go the off-grid route with solar and composting units. Either way, you’ll need to plan ahead, especially if your land is in a sensitive or high-density zone where water contamination is a concern.
5) Can I Install a Tiny House Instead of a Caravan?
It depends on your council and the classification of the tiny house. If your tiny home is on wheels, it might be considered a caravan — which means similar rules apply, including time limits and development application requirements. However, if the structure is fixed to the ground, it’s often classified as a dwelling, triggering stricter building code compliance, DA submission, and inspections. Some councils are more open to tiny homes due to the rise in housing demand and the appeal of sustainable living, but others may still see them as non-compliant. The best approach is to contact your local council and provide details about your tiny house — including whether it’s mobile, connected to utilities, and what its intended use is. If you’re hoping to live in it permanently, make sure your land is zoned for residential use. A pre-DA meeting or consultation can save you a lot of time and headaches.
Speak With the Local Experts at 7th Street Caravans
Whether you’re exploring the freedom of caravan life or just want to understand what’s possible on your own block, our team is here to help. We’ve supported hundreds of Australians on their journey toward off-grid living, travel flexibility, and smarter land use.
Start your journey with confidence — visit 7th Street Caravans or give our team a call on 02 4012 6009 for friendly, local advice.