Model
Sleeper cabin
Under 10 m², no consent path — a backyard guest room or office.
The smallest viable build. Sleeps one to two via a queen platform or fold-down. Internal floor area kept under 10 m² so it qualifies as an exempt building under Schedule 1 of the Building Act 2004 — no consent in most council areas, provided it's not used as a self-contained dwelling. Power via a 16-amp tail from the main house, no plumbing inside; the toilet and shower live in the main house.
What's included as standard
- Insulated timber-framed shell, R3.2 walls / R3.6 ceiling
- Vertical cedar or stained ply cladding
- 16-amp electrical tail, four sockets, LED downlights
- Argon-filled double-glazed thermally broken windows
- Solid-core door with deadlock
- Vinyl plank floor or ply lined with seal coat
- Built-in queen platform with under-bed storage
What you'll pay for separately
- No plumbing — toilet, shower, kitchenette in main house
- No consent process; no CCC issued
- Cannot be used as a self-contained dwelling under tenancy law
Consent posture
Schedule 1 exempt in most councils — under 10 m² and not for sleeping as a primary dwelling. Confirm the local position; some councils still require a Notice of Erection.
Best for
Backyard guest room, work-from-home studio, teen sleepout in a residential section.
Builders
4 builders build the sleeper cabin
Auckland · Warkworth
Rodney Relocatables
Sleeper-cabin and one-bed factory builder, delivers to Auckland & Waikato.
From $38k
Waikato · Te Awamutu
Te Awamutu Tiny Builders
Family-run multi-model shop. Quietly the most-recommended in Waikato.
From $34k
Northland · Kaiwaka
Kaiwaka Tiny
Sleeper-cabin & towable specialist — the cheapest serious builder we list.
From $31k
Manawatū-Whanganui · Palmerston North
Palmerston North Tiny Works
The country's largest tiny-home factory. Eight builds in production every month.
From $36k