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Rules: Can You Put A Manufactured Home On Your Property?
Yes, you often can put a manufactured home on your property, but many rules apply. These rules include zoning laws manufactured homes, permits, and land requirements. You must check local laws before you start. Each area has its own set of rules. This guide will help you learn about these steps. It will show you what to do to place a manufactured home on your land.
Starting Your Journey: Key First Steps
Putting a manufactured home on land needs careful planning. You cannot just drop it anywhere. You must know what is allowed. You must also know what steps to take. This part helps you get started right.
Checking Local Rules: Zoning Laws Manufactured Homes
Zoning laws are rules for how land can be used. Cities and counties make these rules. They decide where homes, stores, and factories can go. They also set rules for how homes look and sit on the land.
What are zoning laws?
Zoning laws divide land into different areas. Each area has rules for building. For example, some land is only for single-family homes. Other land might allow apartments or businesses. Manufactured homes have special rules. Some zones might not allow them at all. Others might allow them only in certain spots.
Common zoning types and their meaning:
* R1 (Residential, Single-Family): This zone usually allows only one home per lot. It might be hard to place a manufactured home here. Some areas demand manufactured homes look like site-built homes.
* R2 (Residential, Multi-Family or Mixed): This zone might allow more than one home. It could be for duplexes or smaller apartment buildings. Manufactured homes might fit here with special permits.
* Agricultural (Ag): This land is for farming. Manufactured homes are often allowed here. But they might have rules about setbacks from property lines.
* Mobile Home Park (MHP) or Manufactured Housing (MH): These zones are made for manufactured homes. They are the easiest places to put such a home.
Overlay districts and special use permits:
Sometimes, a special rule called an “overlay district” covers an area. This adds more rules to the basic zoning. For example, a flood plain overlay adds rules for building in flood zones. You might need a “special use permit.” This permit allows something not normally allowed in a zone. You must ask the city or county for this. They will review your plan.
How to find your local zoning office:
To learn about zoning, contact your city or county planning department. They have maps and rules. You can find them online. Or you can call their office. Give them your property address. Ask about rules for manufactured homes. They can tell you if it is allowed. They can also tell you what steps to take.
Impact of zoning on home size, setbacks, appearance:
Zoning laws affect many things. They set minimum lot sizes. They say how far your home must be from property lines (setbacks). They might also have rules about how your home looks. Some areas demand a certain roof pitch. They might also ask for certain siding types. These rules help homes blend into the neighborhood. They also keep property values stable.
Getting Permission: Manufactured Home Permits
After checking zoning, you will need permits. Permits are official approvals. They show your project meets safety and building rules. Getting permits is a must. Building without them can cause big problems.
Why permits are needed:
Permits ensure your home is safe. They make sure it meets local building codes. Codes are rules for construction. They cover things like wiring, plumbing, and structure. Permits protect you and your neighbors. They prevent unsafe buildings. They also make sure your home is properly connected to utilities.
Types of permits you might need:
Many permits are needed for a manufactured home.
* Building Permit: This is the main permit. It covers the home’s structure. It ensures the home meets all building codes.
* Electrical Permit: This permit covers all wiring. It makes sure your home’s power is safe.
* Plumbing Permit: This covers water lines and drains. It ensures safe drinking water and waste removal.
* Septic Permit (if no city sewer): If you use a septic tank, you need this. It ensures the system is safe and works well.
* Well Permit (if no city water): If you dig a well, you need this. It ensures your water source is clean and safe.
* Driveway Permit: Some areas need a permit for a new driveway.
* Grading Permit: If you change the land’s slope much, you might need this.
* Health Department Permits: For septic or well systems, the health department also steps in. They check for water quality and waste removal.
The application process:
Getting permits means filling out forms. You will submit your plans. These plans show where the home will sit. They show utility lines. They show the foundation type. You might need drawings from an engineer. The local building department reviews these plans. They check for code compliance. This process can take time. Be patient.
Inspections:
Once you have permits, work can begin. But you will have inspections at different stages.
* Foundation Inspection: Before pouring concrete or setting piers.
* Plumbing Inspection: After pipes are laid, but before they are covered.
* Electrical Inspection: After wiring is in, but before walls are closed.
* Final Inspection: When all work is done. This is needed to get a “Certificate of Occupancy.” This certificate says you can live in the home.
Timeline and costs:
The time to get permits varies. It can take weeks or even months. It depends on your local office. It also depends on how complex your project is. Permit fees also vary. They depend on the home’s value. They depend on the type of work. Plan for these costs in your budget.
Picking Your Spot: Land Requirements Mobile Homes
Not all land is good for a manufactured home. The land itself needs to meet certain demands. These demands ensure the home can be placed safely. They also ensure it can be serviced.
What Land Do You Need?
The right piece of land makes things much easier. The wrong land can add huge costs. It can even make placement impossible.
Size of lot:
Your lot must be big enough. It must fit the home. It must also meet setback rules. Setbacks are distances from property lines. These vary by zoning. A smaller home might need a smaller lot. A larger home needs more space. You also need room for septic fields if you use one.
Accessibility for delivery:
Think about how the home will get to your land. Manufactured homes arrive in sections. They come on large trucks. Roads must be wide enough. Trees must not block the path. The drive into your lot must be clear. Steep hills or sharp turns can be a problem. Make sure delivery trucks can reach the exact spot where the home will sit.
Slope and drainage:
Flat land is best. Sloped land needs more work. You might need to grade it. Grading means moving earth to make it level. This helps with drainage. Poor drainage can cause water problems. It can damage the home’s foundation. It can also cause mold. Make sure water flows away from the home.
Soil type:
The type of soil matters for the foundation. Some soils are strong. Others are weak. Clay soils expand and shrink with water. Sandy soils drain fast. A soil test might be needed. This test checks the soil’s strength. It helps engineers design the right foundation. This is vital for the home’s long-term stability.
Property Restrictions Modular Homes: What to Look For
Beyond zoning, other rules can limit your property use. These are often tied to the land itself. You must check for these too.
Easements:
An easement gives someone else the right to use part of your land. This might be for power lines. It might be for water pipes. It could be for a neighbor’s driveway. You cannot build on an easement. Check your property survey for these. Building on an easement can lead to legal issues. It can also force you to move your home.
Flood zones:
Is your property in a flood zone? You can check maps from FEMA (Federal Emergency Management Agency). Building in a flood zone has strict rules. You might need to raise the home. You might need special flood vents. Flood insurance will likely be required. This can add to costs.
Environmental concerns:
Some land has environmental issues. It might have wetlands. It might have protected animal habitats. It could be near a polluted site. These issues can stop you from building. Or they can add huge costs. Check with environmental agencies. They can tell you about any restrictions.
Historical designations:
Some properties are in historic districts. This means rules for building look and style. These rules often apply to all homes, even manufactured ones. Check with your local historic preservation office. They can tell you if your land has such a designation.
Getting Ready: Site Preparation Manufactured Housing
Once you know where you can build, the real work starts. This is where you get the land ready. Proper site prep is key. It ensures your home sits well and lasts long.
Clearing and Leveling Your Land
The first step is to make the site clear and flat. This is not always easy. It often needs heavy machines.
Removing trees, debris:
Clear away any trees, bushes, or old buildings. You need a clean space. Remove any trash or rocks. This makes the site safe for workers. It also ensures a good foundation. Remember to check for buried pipes or wires before digging. Call “811” before you dig. This service helps you find buried lines.
Grading the site:
Grading means changing the land’s shape. You want a level spot for the home. You also want a slight slope away from the home. This helps water drain. Water pooling around the home is bad. It can cause problems with the foundation. It can also lead to dampness under the home. Proper grading keeps your home dry and safe.
Drainage planning:
Good drainage is very important. You might need to install drain pipes. You might need a gravel path. These help move water away from the home. Think about rain gutters on the home. They send water away from the foundation. A dry foundation lasts longer. It also prevents costly repairs later.
Setting the Base: Foundation Types Manufactured Homes
The foundation is what your home sits on. It supports the entire structure. It ties the home to the ground. There are different types of foundations. The best type depends on your land and local rules.
Crawl space (pier and beam):
This is a common type for manufactured homes. Concrete piers are set into the ground. Steel beams then rest on these piers. The home sits on the beams. This creates a space under the home. This space is called a crawl space. It allows access for repairs. It also allows for airflow. This helps prevent moisture build-up. The piers must be deep enough. They must be below the frost line. The frost line is how deep the ground freezes in winter.
Slab foundation:
A slab foundation is a concrete pad. The home sits directly on this pad. It is very strong. It works well in areas with no freezing ground. It offers good protection against pests. But it is harder to access pipes and wires if there is a problem. It also needs very flat land.
Basement:
Some homeowners choose a full basement. This is like a site-built home’s foundation. It offers extra space. It also provides a very strong base. It is the most costly option. But it can add value to your home. It also offers protection in bad weather.
Permanent vs. non-permanent foundations:
Most states require a “permanent” foundation for manufactured homes. This means it is fixed to the ground. It is usually concrete. This makes the home “real property.” It is treated like a stick-built home. Non-permanent foundations are less common. They are often used in parks. Or for temporary setups. Check if your state demands a permanent foundation. This affects how your home is taxed. It also affects how you can finance it.
Anchoring systems:
No matter the foundation, your home needs anchoring. This means tie-downs. These are straps or cables. They connect the home frame to the ground anchors. They keep the home from moving in high winds. They are a vital safety feature. Local codes will say what kind of anchoring is needed.
Local code requirements:
Each area has specific rules for foundations. These rules cover design, materials, and depth. An engineer might need to approve your foundation plan. Always follow these local codes. They are there for safety. They also ensure your home passes inspections.
Connecting Your Home: Utility Hookups Manufactured Homes
Once the home is on the foundation, it needs power, water, and waste services. These are called utilities. Connecting them is a big step. It often needs licensed professionals.
Powering Your Home: Electricity
Every home needs power. This means hooking up to the electrical grid.
Getting power to the site:
If you have power lines nearby, the power company will connect them. This often means running a new line to your home. You will need a meter box. This measures how much power you use. The power company will tell you their rules and costs.
Meter placement:
The meter box must be in an easy-to-reach spot. This allows the power company to read it. It also must be safe. Your electrician will know the rules for placement.
Electrical codes:
All electrical work must meet codes. These codes are very strict. They are for safety. They prevent fires and shocks. Hire a licensed electrician. They know the codes. They will make sure your home’s wiring is safe. They will also handle inspections.
Water and Waste: Plumbing and Septic/Sewer
You need clean water for drinking and washing. You also need a way to remove waste.
Connecting to city water/sewer:
If city water and sewer lines are nearby, this is often the easiest option. You will pay to connect to their lines. This means digging trenches. Pipes run from your home to the city lines. The city or a licensed plumber does this work.
Drilling a well:
If city water is not available, you might drill a well. This gets water from the ground. A well needs a pump. It also needs a storage tank. You need a permit to drill a well. The water must be tested for safety. This ensures it is clean to drink.
Installing a septic system (percolation test, design):
If city sewer is not available, you will need a septic system. This system treats wastewater on your property. It needs a septic tank and a drain field. The drain field has pipes that let treated water soak into the ground. Before installing, you need a “percolation test.” This test sees how fast water drains into the soil. It helps design the right size system. A health department permit is always needed for a septic system.
Water pressure and flow:
Good water pressure is important. If you are on a well, the pump size matters. If you are on city water, the existing pressure might be an issue. You want enough water flow for showers and appliances.
Warmth and Cooking: Gas Lines
For heating, cooking, or hot water, you might use natural gas or propane.
Natural gas or propane:
If natural gas lines are in your area, you can connect to them. This is often the cheapest option. If not, you will use propane. Propane comes in a large tank. The tank sits on your property. A company fills it as needed.
Tank placement, safety:
Propane tanks have rules for placement. They must be a certain distance from your home. They must be safe. A licensed professional installs gas lines. They make sure everything is sealed. They check for leaks. Safety is key with gas lines.
Communication: Internet and Phone
Today, most homes need internet and phone service.
Availability:
Check with local providers. See if they serve your area. Some rural areas have limited options. You might need satellite internet. Or a hot spot.
Trenching:
Connecting phone and internet often means burying lines. This needs digging. Coordinate this with your other utility work. This can save time and money.
Other Important Rules: Deed Restrictions Mobile Homes and HOA Rules
Even if your local government says “yes,” other rules can say “no.” These often come from your land’s history or from community rules.
Checking Your Deed: Deed Restrictions Mobile Homes
A property deed is the legal document that shows who owns the land. It also lists rules for the land. These are called deed restrictions.
What are deed restrictions?
Deed restrictions are private rules. They are put in place by past owners. They are meant to keep a certain look or quality in an area. They “run with the land.” This means they apply to all future owners. They can be very specific.
Common restrictions related to manufactured homes:
* No manufactured homes allowed: This is the most direct restriction.
* Age of home: Some rules say only new manufactured homes are allowed.
* Appearance rules: They might demand a certain roof pitch. They might ask for certain siding. They might require a permanent foundation. Or they might say the home must have skirting.
* Minimum size: Some deeds require homes to be a certain size.
* Setback changes: They might add more strict setback rules than zoning.
How to find them:
You can find deed restrictions in your property deed. Or you can get them from the county clerk’s office. A title search during a land purchase will also reveal them. It is very important to check these before buying land. Or before planning to place a home.
Enforcement:
Deed restrictions are enforced by other property owners. Or by a group of owners. If you break a rule, they can sue you. They can force you to remove the home. Or to change it to meet the rules. This can be very costly.
Life in a Community: HOA Manufactured Home Rules
Many planned communities have a Homeowners Association (HOA). An HOA is a group that manages the community. They have their own rules.
What is an HOA?
An HOA sets rules for homes and common areas. These rules are in a document called CC&Rs (Covenants, Conditions, and Restrictions). When you buy land in an HOA, you agree to follow these rules. You also pay fees.
Rules on manufactured homes (often prohibited, but some allow):
Many HOAs do not allow manufactured homes. They want all homes to look similar. They might worry about property values. But some HOAs, especially in manufactured home communities, do allow them. Even then, they have strict rules.
Community standards, maintenance:
HOA rules cover many things. They cover how your yard looks. They cover what color you can paint your home. They cover parking. They also cover general upkeep. You must keep your property neat. This helps keep the whole community looking good.
Fees and compliance:
You will pay regular fees to the HOA. These fees cover common area upkeep. They cover amenities like pools or parks. If you do not follow HOA rules, they can fine you. They can even place a lien on your property. Always get a copy of the HOA’s CC&Rs. Read them carefully before buying land in an HOA.
Summing Up: Legal Requirements Manufactured Home Placement
Placing a manufactured home on your property is a big project. It has many legal and practical steps. Making sure you meet all legal requirements manufactured home placement from the start saves time, money, and stress.
A Checklist for Success
To make sure you do everything right, use this checklist.
- Reviewing all local codes: Contact your city or county planning, zoning, and building departments. Get all their rules in writing.
- Getting all necessary permits: Apply for every permit needed. This includes building, electrical, plumbing, septic, well, and any others.
- Hiring licensed professionals: Use licensed contractors for site prep, foundation, and utility hookups. This protects you. It also ensures the work meets codes.
- Following inspection schedules: Do not cover up work until it passes inspection. Call for inspections at the right times.
- Ensuring proper tie-downs and skirting: Make sure your home is anchored securely. Install skirting around the base. This covers the foundation. It also protects the crawl space from pests and weather.
When to Seek Help
This process can be complex. Do not be afraid to ask for help.
- Working with a real estate lawyer: If your land has complex deed restrictions or legal issues. A lawyer can review documents. They can help you understand your rights.
- Consulting a general contractor: A good contractor can manage the whole project. They can help with site prep, foundation, and utility hookups. They can also help with permits.
- Talking to your home dealer: Manufactured home dealers often know the rules. They can guide you through the process. Some even offer full installation services.
Frequently Asked Questions
Can I put an old mobile home on my land?
It depends on local rules. Many places have age limits for manufactured homes. They might also have rules about appearance. An older home might not meet these rules. Always check with your local zoning office first.
How much does site prep cost?
Site prep costs vary a lot. It depends on your land’s condition. It depends on the size of your home. It depends on needed utility hookups. Costs can range from a few thousand dollars to tens of thousands. Get quotes from several contractors.
Do manufactured homes go down in value?
Older mobile homes often did lose value. But newer manufactured homes can keep or gain value. This happens if they are on private land with a permanent foundation. They also gain value if they are well-maintained. The location matters too. Good areas often mean better value.
Can I move a manufactured home myself?
No, you should not move a manufactured home yourself. It needs special equipment. It needs expert knowledge. It also needs special permits. Hire a professional transport company. They have the right tools and licenses.
Are manufactured homes safe in storms?
Yes, modern manufactured homes are built to be very safe. They meet strong federal safety codes (HUD Code). They must be anchored properly. They must have good foundations. In high wind areas, they have stricter rules. Follow all local building codes. This makes your home as safe as possible.