Zoning Laws for Mobile Homes and Mobile Home Parks

Just like other types of real estate, mobile homes are subject to local real estate laws including zoning. Whether you want to place a mobile home on your private plot of land, in a mobile home community, or open a mobile home park of your own, you will be affected by zoning laws.

Quick Guide: What is Zoning? | Mobile Homes vs Manufactured Homes vs Modular Homes | Zoning for Mobile Homes on Private Land | Zoning for Mobile Home Parks

What is Zoning?

Zoning refers to a government process of dividing land into zones, and restricting building types in each zone. Zoning laws determine what types of buildings and structures can be built in a particular area. Zoning laws also determine how close buildings can be built to each other.

Mobile Homes vs Manufactured Homes vs Modular Homes

If you plan to put a mobile home or modular home on your property, it is important to know the distinction between mobile homes, manufactured homes, and modular homes.

“Mobile homes” is an older term that is still commonly used to refer to manufactured homes. However, for the purpose of reading and writing laws, “mobile home” is usually considered an outdated term. Both state and federal laws often use the term “manufactured homes” to refer to mobile homes. “Mobile homes” and “manufactured homes” typically mean the same thing. Manufactured homes often refers to higher quality and safer modern homes rather than the older mobile homes common in the 1970’s and earlier. Either type of home may be placed on a foundation, or on a plot of land in a mobile home park.

On the other hand, a “modular home” refers to a home that is built off-site and delivered to its final location. Modular homes are also known as “pre-fabricated” homes. They are built in factories and delivered to a plot of land. They often look more like a standard home than a mobile home.

Zoning Laws for Mobile Homes on Private Land

Can I Build a Manufactured Home on Private Land? Do I Need a Permit?

Many cities and counties require permits for placing any type of home on private land. If you own land and want to place a mobile home on your property, you will need to check your local zoning laws and permit requirements. If you live within a city limits, you will need to research your local city ordinances to determine whether you can place a mobile home on your land. If you live outside of any city limits, you will need to check county ordinances.

How to Determine if Land is Zoned for a Mobile Home

Some local governments designate special zoning districts that expressly allow mobile homes. For example, the City of Charlotte, NC uses a zoning district known as “R-MH,” which stands for “Residential – Manufactured Housing.” If your city or county uses a similar code, then you can easily determine whether manufactured housing is allowed on your land.

In other places, manufactured housing might be allowed in low-density residential or “R1” zoning districts. It is important to keep in mind that “R1” for one city or county is not always the same as “R1” in other cities and counties. Be sure to review the zoning ordinance that applies to your property. If in doubt, call your local city or county and ask for help to determine your zoning district.

Even if you determine that your land is properly zoned for a manufactured home, remember that a permit could still be required before you place the home on your property.

Zoning Laws for Mobile Home Parks and Communities

What Zoning is Required for a Mobile Home Park?

The first step to determine whether land is properly zoned for a mobile home park is to figure out whether the land is within city limits. If the property is inside city limits, then city ordinances will determine the zoning district for the property. If it is outside any city, then county ordinances will apply.

Some places use a specific type of zoning district for mobile home parks. For example, Los Angeles uses a zoning district called “RMP” that is used specially to allow mobile home parks. If your local ordinances include a similar type of zoning, you can easily determine whether a mobile home park is allowed on your property. In other places, mobile homes might be allowed in residential zones, rural, or agricultural zoning districts.

Because opening a mobile home park is a significant investment, it is best to call your city or county to make sure you have all the relevant information about the requirements for establishing a mobile home park. Local governments often impose rules and regulations on mobile home parks beyond zoning and permits. These rules can govern parking, green space, street width, and more.

How do I get Land Rezoned for a Mobile Home Park?

If you wish to establish a mobile home park but your property is not properly zoned for it, you may seek “rezoning” or a “variance.” A variance refers to special permission from the local government to do something outside what is normally allowed in the zoning district. Rezoning involves permanently changing the zoning district that applies to a certain area. Rezoning is often more complicated than seeking a variance. In either case, there is no guarantee that the local government will grant either a zoning variance or a petition to rezone property.