The Mobilehome Parks Act and Title 25

Learn what the Mobilehome Parks Act and Title 25 contain in the following course of study. Become a Title 25 Master.

Manufactured home owners who live in leased-space parks take on a dual role as home owner and park tenant. They rely upon private individuals or corporations that own most parks to build and maintain park facilities. Park owners deliver services in parks essential to a living environment including utility services, street maintenance, and general park upkeep.

The Mobilehome Parks Act, first adopted in 1967, mandates that park owners provide healthy and safe living environments. The Act addresses the design, construction, occupation, use, and maintenance of manufactured home parks. Its sets physical standards for parks and manufactured home spaces.

The California Department of Housing and Community Development (HCD) enforces the provisions of the Mobilehome Parks Act. HCD adopted regulations to implement the ACT. These regulations are recorded as Title 25 of the California Code of Regulations.

Begining in 1976, the U.S. Government adopts manufactured housing construction standards. The standards serve as building codes for manufactured homes. The Federal Department of Housing and Urban Development (HUD) approves state administrative agencies (SAA) that implement the federal law. HCD is the SAA for California.

Responsible Agencies

Can local governments adopt building regulations for manufactured home park construction? Yes/No/Maybe

The correct answer is no. While local governments generally regulate the development of land and building construction, the California legislature decided that manufactured home parks should come under state jurisdiction. The Mobilehome Parks Act sets physical standards for parks and manufactured home spaces. The California Department of Housing and Community Development (HCD) enforces the Act.

Does HCD issue operating permits for manufactured home parks? Yes/No/Maybe.

The correct answer is yes. HCD in fact issues permits to:

• Construct or modify a park;
• Build or alter park buildings;
• Create or change manufactured home spaces;
• Install a manufactured home on a space;
• Modify manufactured homes; and
• Operate a park.

Can cities or counties enforce state manufactured home regulations? Yes/No/Maybe

The correct answer is maybe. HCD may delegate enforcement duties to cities or counties.  Local governments must promise that qualified personnel will enforce State laws and codes among other requirements. HCD certifies local governments that conduct the building codes program. Local parks are notified when inspection responsibility is transferred to a local government.

Can cities and counties adopt zoning regulations for manufactured home parks? Yes/No/Maybe.

The correct answer is Yes. While the Mobilehome Parks Act preempts certain local government regulations, it allows cities and counties to adopt some ordinances or local laws that apply to manufactured homes. Jurisdictions can adopt zoning ordinances that assign manufactured home parks to specific zones or require special use permits. Cities and counties can adopt regulations that apply to the exterior of parks such as perimeter walls, street frontage, signs, access, and vehicle parking. When parks require that utility facilities be located outside parks, cities and counties can regulate the construction of such installations. Local governments can require permits for installation of manufactured homes and accessory structures on individual lots outside of parks.

“Mobilehome Parks and Installations.”  Title 25, Article 2, of the Code of Regulations. Section 1004.
“Mobilehome Parks Act.” Division 13, Part 2.1. of the Health and Safety Code. Section 18300
Copyright - Carl Eric Leivo, Ph.D.
Images courtesy of Stuart Miles and stockimages at freedigitalphotos.com

HCD Inspections

How does HCD operate its inspection program? 

HCD inspectors work from their homes and cover several counties. Inspectors receive reports of those that filed permit applications in the northern California or Southern California HCD office. Contractors generally call for inspections. If HCD personnel do not receive inspection calls, permit forms sit in files. Contractors call for inspections for roughly half of all permit applications


Does HCD regularly inspect manufactured home parks?

HCD and local agencies conduct a park maintenance inspection program. The objective was to inspect all parks at least once every several years. Funds were not sufficient and the program focused on inspecting parks with reported problems. It became a squeaky wheel program. With limited resources, HCD seldom pursues violation repairs.

What if a homeowner refuses to correct health and safety violations on their space?

Under the Mobilehome Residency Law, park managers have legal tools to push home owners to fix health and safety violations on spaces. HCD inspections can be used as evidence to support park manager actions.

What teeth does HCD have to help enforce Title 25?

Park operators must accept responsibility for general health and safety violations in parks. HCD’s most effective tool is pulling a park’s permit to operate until the owner fixes a violation. If a park owner does not have an annual operating permit, they cannot collect space rents.

Copyright - Carl Eric Leivo, Ph.D.
Image courtesy of alexisdc at freedigitalphotos.net.

Park Permits

Individuals that want to create, enlarge, or alter manufactured home parks must obtain permits from the Department of Housing and Community Development (HCD) or local enforcement agencies. Permit applications should be filed for construction projects in parks. Some park projects may require that owners certify compliance with the California Environmental Quality Act.

Prior to submitting applications, park developers must obtain approvals from various agencies. For example, the California Coastal Commission considers park owner proposals to sell spaces to residents. Permit applications may require written sign-offs from the local planning agency, health department, fire department, public works department, and other public agencies. Park owners may need to contact the local agency responsible for flood control. Utility companies may need to approve construction projects. State and federal agencies should be consulted.

Park owners must obtain annual permits from HCD to operate manufactured home parks. Park operators may not collect space rents unless they obtain an annual operating permit. HCD collects annual permit fees of $140 plus $7 per space and a state fee that increases in steps according to the number of spaces in the park. HCD also charges park owners an annual maintenance program fee of $4 per space (see Park Maintenance Inspection Program).

"Mobilehome Parks and Installations." Title 25, Article 2, Sections 1006.5, 1008, 1020.6, and 1032.
Copyright - Carl Eric Leivo, Ph.D.
Image courtesy of franky242 at freedigitalphotos.net.

Manufactured Home Permits

Must contractors obtain a permit before installed a manufactured home? Yes/No/Maybe

The correct answer is yes. Contractors must obtain permits from the Department of Housing and Community Development (HCD) or local enforcement agencies to install manufactured homes on spaces in parks. Park managers must approve installation of manufactured homes. Permit applications include proof of home ownership, plot plans, lot lines, setbacks, utility connections, foundation system plans, installation instructions from the manufacturer, and permit fees. Installers should explain how homes will be installed on piers and footings or permanent foundations.

Do home owners need to obtain park management approval before they obtain a construction permit? Yes/No/Maybe

The correct answer is maybe. Manufactured home owners must obtain permits from HCD or local enforcement agencies for many construction projects. In some cases agency personnel also review project plans. (see Figure) Home owners may need approval from park managers to obtain permits. Projects that need management approval include work on utility service lines and connections and projects that might disturb utility lines. Permits for accessory structures need park management approval. Enforcement agencies require management sign-offs for grading and fill permits.

Do home owners need to obtain a permit for a minor repair in their home? Yes/No/Maybe

The correct answer is no. Types of home owner projects that typically do not require permits include:

• Minor maintenance and repair;
• Replacement of existing utility meters;
• Reinstalling portable gear;
• Installation of a storage cabinet on a lot;
• Constructing a stairway with a landing no greater than twelve square feet;
• Mounting window or door awnings;
• Installing removable insect screening;
• Constructing a retaining wall of less than four feet in height;
• Building a patio; and
• Installing fences not over six feet high.

Do home owners obtain permit applications from their park manager? Yes/No/Maybe.

The correct answer is no. Home owners may obtain information about permit requirements from the HCD Northern Field Operations office (phone number: 916-255-2501) or Southern Field Operations office (phone number: 951-782-4420). Individuals can download the permit application (form 415) on the HCD website at www.hcd.ca.gov. Generally, contractors apply for HCD permits. HCD or local governments charge permit, plan check, and inspection fees. The amount of these fees varies depending upon the type of repair or replacement project. HCD or enforcement agency personnel calculate permit fees based upon the information submitted in permit applications.

“Mobilehome Parks and Installations.” Title 25, Article 2, Sections 1018, 1020,

and 1032.

Copyright - Carl Eric Leivo, Ph.D.
Image courtesy of Stuart Miles at freedigitalphotos.net.

Park Maintenance Inspection Program

The Legislature included a park maintenance inspection program in the Mobilehome Parks Act. The Act includes the goal of inspecting at least five percent of parks each year. HCD or local enforcement agencies conduct the inspections. Park operators pay an annual four dollar fee per space to HCD or enforcement agencies to pay for the program. Managers may bill half the fee to residents on their next monthly bill. The program continues in effect until January 1, 2019.

California Senate and Assembly committees held hearings on the program in 2006. Roughly ninety counties and cities contracted with HCD and handled inspections within their communities. From 1991 to 1999, HCD and local government contractors conducted one full inspection of every manufactured home park in California. Inspectors checked park facilities and the exteriors of manufactured homes. Since that period, HCD and local agencies reported that the four dollar fee did not provide enough funding for inspections of all parks. Inspectors focused on parks with major health and safety problems.

Inspectors logged both park and manufactured home code violations. They issued tens of thousands of citations. The types of violations in parks and homes varied considerably (see Figure 1 and Figure 2).

Figure 1, Most Common Park Violations as a Percent of 39,000 Total Park Owner Violations, 2006

Figure 2, Most Common Manufactured Home Violations as a Percent of 45,000 Total Resident Violations, 2006.

At least thirty days prior to inspection visits, inspectors notify residents and the park operators. HCD or local agencies may hold public education meetings. Inspectors may allow representatives of residents and park operators to escort them on their park tours.

HCD convenes an inspection program task force every six months. The task force includes representatives of manufactured home owners, park operators, government inspectors, and legislative representatives. Members of the task force make recommendations regarding program fees, the number of inspections, the numbers and types of violations, the law, and administrative changes.

"Mobilehome Parks Act." Section 18400.1, 18400.3 and 18502
 Dunn, Joseph L. Senator, Assembly Member Gene Mullin, and Assemblywoman Sally J. Lieber. January 25, 2006. “Mobilehome Park Maintenance Inspection Program – Extend or Die."
Copyright - Carl Eric Leivo Ph.D.
Image courtesy of pupunkkop at freedigitalphotos.net. 

Violations of the Act

What would be considered a violation of the Mobilehome Parks Act?

The Legislature identifies various hazards as violations of the Act. Structures that endanger life, limb, health, property, safety, or the welfare of park residents or the public are considered hazards. Such hazards may be found within parks, permanent buildings in parks, manufactured homes, accessory structures, and building components. Park owners and manufactured home owners may be cited for violating the Act.

Who determines if there is a violation?

Department of Housing and Community Development (HCD) or local enforcement agency inspectors may conclude that permanent buildings, manufactured homes, and accessory structures amount to violations of the Act. 

What would be a hazard within a manufactured home?

Inspectors may encounter health, structural, electrical, plumbing, mechanical, and other factors that create hazards. Health hazards include:

• Faulty toilets, sinks, bathtubs, or showers;
• Absence of working kitchens;
• Lack of hot and cold running water;
• Dampness in rooms;
• Insect, vermin, or rodent infestations;
• General disrepair;
• No connection to a sewage disposal system; and
• Inadequate garbage storage and removal.

What structural problems could be considered a health and safety hazard?

Structural hazards include poor foundations and damaged flooring. Walls that split, lean, or buckle and roofs that sag and split signal hazardous structures. The lack of minimum natural light and ventilation creates another hazard. Electrical hazards include wiring that has not been maintained in a safe condition. Unsafe plumbing may have cross-connections and siphon fluid between sanitary drainage and potable water systems. Faulty mechanical equipment include heaters that may cause fires and explosions. Failed roofs, walls, windows, foundations, and floors may not protect households from the weather. The buildup of weeds, garbage, offal, rat haunts, stagnant water, flammable materials, and similar matter can constitute fire, health or safety hazards.

"Mobilehome Parks and Installations." Title 25, Article 10, Sections 1600, 1605, 1606, and 1608.

Copyright - Carl Eric Leivo, Ph.D.
Image courtesy of the photoholic at freedigitalphotos.net

Notices, Abatement, and Penalties

Who is responsible for correcting health and safety violations?

The Mobilehome Parks Act requires park owners to repair violations in the park, permanent buildings, utility systems, and common areas. Home owners must fix manufactured home, space, and accessory structure violations.


How do park owners or home owners learn of a health and safety violation?

HCD and local governments provide written notices to park owners or home owners of violations. Notices describe violations and refer to relevant laws or regulations. Enforcement agencies order removal or correction of violations within five days or longer period. If an immediate risk to life exists, inspectors may declare a manufactured home or building not fit to occupy and post a notice. Such structures cannot be used until authorized by HCD or the local enforcement agency.

What if the park owner or home owner ignore a health and safety violation notice?

If park owners or home owners do not correct violations by the date on first notices, HCD or local enforcement agencies may “institute proceedings.” Agencies issue final violation notices. Notices list names of responsible persons, uncorrected violations, final compliance dates, and the rights to an informal conference and a hearing. Notices warn that willful violations of the Mobilehome Parks Act are misdemeanors. Enforcement personnel mail final notices by certified mail, return receipt requested. Copies of second notices sent to park owners must be publicly posted in the park. Park operators receive copies of second violation notices delivered to home owners.

What if the park owner or home owner fail to clean up a violation even after receiving the notices?

If park or home owners fail to clear up violations after the second time period, HCD or local enforcement agencies may seek a court order. If circumstances beyond the control of the home owner or park owner prevent work, inspectors may extend time periods. Agencies may take reasonable action to deal with immediate threats to life or property. Manufactured homes, buildings, and accessory structures may be removed. Park or home owners must pay for the agency costs to address violations. These costs include investigation, court costs and attorney fees, the expense of physical actions, and technical service costs.

What are the fines for violation of the Mobilehome Parks Act?

Violators of the Mobilehome Parks Act commit a misdemeanor. They may be fined up to $400, imprisoned up to thirty days, or both. Permits may be suspended or revoked. Park and home owners also may be subject to civil penalties of $500 for each violation or each day of a continuing violation. The California Attorney General, district attorney, county counsel, city attorney, or city prosecutor could file criminal charges. HCD or local enforcement agencies may file court actions to collect civil penalties.

"Mobilehome Parks Act." Title 25, Article 10, Sections 1600, 1605, 1606, 1608, 1610, 1611, 1612, 1617, 1618, 1619, 18402 and 18700.
Copyright - Carl Eric Leivo, Ph.D.
Images courtesy of bigjom and JanPietruszka at freedigitalphotos.net

Mobilehome Ombudsman

Does California have a Mobilehome Ombudsman? Yes/No/Maybe

The correct answer is yes. The Legislature created the Mobilehome Ombudsman position to help deal with manufactured home complaints. The Governor designates an individual to serve as the Ombudsman within HCD and manage the office. The Ombudsman’s office assists manufactured home owners. Office employees provide information, refer individuals to other agencies that might help with problems, and investigate selected complaints.

Does the Ombudsman address health and safety issues? Yes/No/Maybe

The correct answer is yes. Individuals may file complaints with the Office. While the Office may provide direct help, in most cases personnel forward complaints to federal, state, or local agencies. Examples of complaints that the Office helps resolve include:

• Safety complaints such as unsafe electrical and natural gas systems;
• Threats to health including water contamination and sewer leaks;
• Unlawful or unfair manufactured home sales practices;
• Problems with home warranties and sales contracts;
• Home installation issues;
• Title and registration questions; and
• Problems with home maintenance and repair contractors.

Can the Ombudsman help with Mobilehome Residency Law or rent control issues? Yes/No/Maybe

The correct answer is no. The Ombudsman Office does not intervene in space rent or fee increase disputes. The Ombudsman does not enforce the Mobilehome Residency Law or address unfair or illegal park management practices. Ombudsman personnel do not address disputes about new and used manufactured home warranties.

Can anyone file a complaint? Yes/No/Maybe

The correct answer is yes. Anyone may file a complaint with the Ombudsman’s Office. Complaints may be filed online, complaint forms may be downloaded from www.hcd.ca.gov or individuals can call the office to request a form at 800-952-5275. 

Two complaint forms may interest home owners, one for dealer and private transactions and one for Mobilehome Parks Act/Title 25 complaints. Complaints should be filed as soon after a resident faces a problem. The Office will review complaints and determine whether to investigate a case or refer it to another agency.

"Mobilehome Ombudsman." Division 13, Part 2, Chapter 9 of the Health and Safety Code, Sections 18150 and 18152.
Copyright - Carl Eric Leivo, Ph.D.
Images courtesy of Stuart Miles and vectorolie at freedigitalphotos.net.

Construction Defect Complaints

Is there any program to help me with construction defects in my home? Yes/No/Maybe

The correct answer is yes. Dealers and manufacturers provide buyers with notices regarding construction defect complaint procedures. There exists a California program to address complaints and a HUD program.

Do manufactured homes come with a warranty? Yes/No/Maybe

The correct answer is maybe. New manufactured homes sold must be covered by a one-year warranty against substantial defects in materials and workmanship according to California law. The manufacturer and dealer are jointly liable to correct problems. Manufacturers may provide warranties for periods longer than one year. The Department of Housing and Community Development (HCD) may investigate warranty complaints and order repair of problems.

Should I contact HCD immediately when I discover a construction defect? Yes/No/Maybe

The correct answer is no. To address construction defects, home owners should report problems immediately to the dealer and/or the manufacturer. If dealerships or manufacturers do not resolve problems within the one year warranty period, owners should file complaints with the California Mobilehome Ombudsman’s office at 800-952-5275. The Ombudsman’s office will refer the complaint to HCD staff for investigation and action.

If the complaint has not been addressed by the manufacturer after notifying HCD, home owners may apply to HUD at 800-927-2891. HUD conducts a federal mediation and arbitration process.

Does anyone check up on manufactured home builders? Yes/No/Maybe

The correct answer is Yes. As the State Administrative Agency, HCD personnel conduct monthly audits of manufacturers and monitor how they handle complaints. If a manufacturer chronically falls below standards, HCD may take administrative steps including legal action. Responsibilities of manufacturers include:

• Investigating any complaints;
• Determining whether the manufacturer is responsible for making repairs;
• Correcting problems; and
• Maintaining documents and records.

Do manufacturers have to correct construction defects in all the homes they build? Yes/No/Maybe

The correct answer is Maybe. HCD and manufacturers may be involved in correcting construction defects in a large number of homes. In such cases, HCD and the manufacturer work out a plan to notify owners and correct problems in a timely manner.

Strange, Kim. January 28, 2008. “Information Bulletin 2008-04 (MH, OL)”

California Department of Housing and Community Development. 2011 “State Administrative Agency.”

Copyright - Carl Eric Leivo, Ph.D.
Images courtesy of Tos55 and Stuart Miles at freedigitalphotos.net 

Emergencies

Does the Mobilehome Parks Act address emergencies?

The California Legislature declares in the Mobilehome Parks Act that residents of parks “…are entitled to live in conditions which assure their health, safety, general welfare, and a decent living environment, and which protect the investment of their manufactured homes and mobilehomes.” To help fulfill these goals, the Legislature added park emergency preparedness requirements in 2009.

What is an emergency?

Emergencies might include earthquakes, home or area fires, earth slides, vehicle or building explosions, violent storms, strong winds, flooding, and other calamities. 

Do parks need to have an emergency contact person that lives in the park?

Park owners must arrange for a contact person in case of emergencies. In parks with more than fifty spaces, the person must live in the park.

Must manufactured home parks have emergency preparedness plans?

The Legislature requires that park managers prepare emergency preparedness plans. As of September 1, 2010, managers must provide notices to existing and new residents. Plans should:

• Identify evacuation routes and order of evacuation;
• Update emergency contact information for residents;
• Pinpoint residents who may require assistance during evacuation;
• Set up methods to provide information to residents during an emergency; and
• Describe training and practice programs for residents.

Plans also should identify the types of disasters that might happen in parks. Evacuation sites must be named in plans. Park managers ought to obtain local emergency contact phone numbers and the emergency broadcast station frequency.

Where can residents obtain emergency numbers?

Park owners must post emergency numbers in a conspicuous place. Emergency numbers include those for the fire department, police or sheriffs’ department, park office, responsible person for operation and maintenance, HCD or the local enforcement agency, nearest fire alarm box, the park location, and the nearest public phone.

Mobilehome Parks Act. 2011. Division 13, Part 2.1. California Health and Safety Code. Section 18250.

California Emergency Management Agency. September 2011. “Emergency Plans for Mobile Home Parks.”

“Mobilehome Parks and Installations.” Title 25, Article 2, of the Code of Regulations. Section 1122.
Copyright - Carl Eric Leivo, Ph.D.
First image courtesy of Napong at freedigitalphotos.net

Fire Protection

The Mobilehome Parks Act authorizes the Department of Housing and Community Development (HCD) to develop fire protection rules. The rules do not apply to parks built before January 1, 1966. HCD and local enforcement agencies may consult with local fire departments and develop fire prevention standards for individual parks. Fire prevention rules apply to parks with fifteen or more spaces. Park operators must test fire hydrants regardless of the park age and number of spaces.

Counties, cities, or fire districts may enforce local fire prevention codes within parks. Local codes can be broader than HCD standards. They might address fire hydrants, water supply, fire equipment access, parking, lot identification, weed removal, storage of flammable substances, hazardous materials, and open burning. HCD notifies park operators thirty days in advance if local agencies will enforce fire prevention codes. Managers must post notices of the new fire prevention service.

Park owners need to obtain permits in order to modify fire-fighting equipment. In addition to water supply, each space should have a ¾ inch water outlet for fire-fighting purposes according to current HCD codes.

Some manufactured home parks may not be served by local fire departments. HCD or local enforcement agencies may decide that parks should create private fire-fighting systems. Such systems consist of hydrants or wet standpipe risers connected to water mains or a separate water supply system. Private systems must deliver 75 gallons of water per minute at 30 pounds per square inch (psi) with a least two hoses in operation. Water outlets must be located within 75 feet of each space and the park must provide 75 feet of hose. Parks constructed before September 1, 1968 with hydrants have to deliver 35 psi.

Park employees may fight fires. Managers must train park personnel, test hydrants, and submit annual reports to HCD or enforcement agencies. Each year hydrants should be tested to see if they operate correctly. Hydrant water flows need to be tested every five years.

“Mobilehome Parks and Installations.” Article 6, Sections 1300, 1302, 1315, 1308, 1312, 1317, and 18691.

Copyright - Carl Eric Leivo, Ph.D.
First image courtesy of nokhoog buchachon at freedigitalphotos.net

Home Spaces

Can manufactured homes and accessory structures occupy up to 90 percent of the space? Yes/No/Maybe

The correct answer is No. Department of Housing and Community Development (HCD) rules say that home owners may occupy 75 percent of spaces. The occupied area of a space consists of the home and accessory structures. It does not include open areas such as patios and landscaping.

Must park operators install and maintain space lot line markers? Yes/No/Maybe

Metal pin in asphalt used to identify space boundary.

The correct answer is Yes. Only one manufactured home may occupy a space. Manufactured home spaces must be identified with numbers, letters, or street addresses. Regulations require that permanent corner markers identify space boundaries. Line markers may be wood, metallic or plastic pipe; saw cuts in concrete or asphalt; or metal pins encased in concrete or asphalt.

Can park operators change space boundaries without obtaining permission of affected home owners? Yes/No/Maybe

The correct answer is No. Park operators must obtain permits to create or change lot lines. For example, if park owners want to sell spaces to residents they might conduct a land survey to identify formal lot lines. Prior to submitting a permit application, they should prepare a drawing showing proposed lot lines. Manufactured homes, accessory structures, and buildings within ten feet of proposed lot lines need to be shown on the drawing. Park managers deliver copies of the drawing to each affected home owner. Lot line changes cannot be approved unless manufactured home owners approve the change. Home owners certify in writing that they received the drawing and approve lot line changes. HCD or local enforcement agencies cannot approve lot line changes that create violations of other State rules. If lot line changes will increase or decrease the number of park spaces, park operators have to notify local planning agencies.

“Mobilehome Parks and Installations.” Title 25, Article 2, Section 1104, 1105, 1110, 1118, and 1119.

Copyright - Carl Eric Leivo, Ph.D. 

Resident Purchase of Spaces

Park residents may voluntarily decide to purchase their spaces. The Mobilehome Parks Act addresses such conversions. Manufactured homes on leased lots generally are classified as personal property. When residents purchase their space, the manufactured homes become fixtures on the underlying real estate lot.

Home owners should establish an organization to act in their behalf. The residents’ organization hires an escrow agent. In behalf of each home owner, the escrow agent:

• Collects owner’s application forms provided by HCD;
• Gathers certificates of title and registration for each manufactured home;
• Obtains written consent to the conversion from lienholders;
• Holds application fees of $22 per home section; and
• Works with home owners to prepare escrow instructions.

Escrow officers follow through on the individual transactions. They make sure taxes and insurance premiums have been paid and deeds are recorded.

Mobilehome Parks Act. Section 18555.

Copyright - Carl Eric Leivo, Ph.D.

Image courtesy of Stuart Miles at freedigitalphotos.net

Manufactured Home Installations

Does a home installer need to obtain a permit? Yes/No/Maybe

The correct answer is Yes. Manufactured home installers must obtain a permit. They notify enforcement agency inspectors at least 24 hours in advance of installation and Department of Housing and Community Development (HCD) or local government inspectors monitor home installations. Inspectors specifically check utility connections and the foundation. Homes have to be registered with HCD. Inspectors notify county records offices when homes are installed in parks.

Can inside natural gas lines leak when a manufactured home is delivered? Yes/No/Maybe

The correct answer is Yes. Installers perform various tests in the presence of inspectors. For instance, drinking water pipes, drain pipes, and natural gas pipes are tested for leaks. Inspectors check gas appliance vents to see that they were not dislodged during transit. Contractors test electrical wiring and power supplies for proper connections and grounding. When homes consist of multiple sections, installers examine electrical connections between the sections.

Manufactured homes cannot be installed closer than six feet to any other home? Yes/No/Maybe.

The correct answer is Maybe. HCD or local government inspectors verify the home placement. In parks constructed before September 15, 1961, manufactured homes cannot be closer than six feet to any other home or permanent building. In parks constructed after September 15, 1961 the following standards apply:

• Manufactured homes shall not be less than ten feet from a permanent building.
• One side of a home cannot be less than ten feet from the side of another unit.
• One side of a home should not be less than eight feet from the front or rear of an adjacent unit.
• The distance from the front or rear of a home to the front or rear of an adjacent unit cannot be less than eight feet.

Can manufactured homes be installed up to a lot line? Yes/No/Maybe

The correct answer is Maybe. The eave overhang of manufactured homes must be set back at least three feet from the lot lines. Homes may be installed up to a roadway or common area lot line.

Do inspectors check the roofs of manufactured homes during installation? Yes/No/Maybe.

The correct answer is Maybe. Heavy snows can damage manufactured home roofs. Homes installed in parks located in mountain areas need to withstand snow loads. HCD regulations set snow load standards by county and elevation. In most areas of California, the required roof load is twenty pounds per square foot (psf). Depending upon elevations (up to 4,000 feet) in selected counties, HCD may require roof loads of 30 psf or 60 psf. Above 4,000 ft. elevation, HCD rules require that manufactured home roofs have snow loads of 60 psf and parks have active snow removal programs.

Can newly installed manufactured homes be occupied without being inspected? Yes/No/Maybe

The correct answer is No. Manufactured homes may not be occupied unless authorized by HCD or local inspectors. HCD or enforcement agencies will issue either a Mobilehome Installation Acceptance or Certificate of Occupancy. If a manufactured home is moved, the acceptance or certificate becomes null and void.

“Mobilehome Parks and Installations.” Article 7, Sections 1324, 1326, 1328, 1330, 1338, 1338.1, 1362, and 1366.

Copyright - Carl Eric Leivo, Ph.D.

Image courtesy of Stuart Miles at freedigitalphotos.net

Accessory Structures

Home owners construct and install accessory structures in addition to their manufactured homes. They must obtain permits prior to building, moving, or altering accessory structures. In some cases accessory structures cannot be attached to manufactured homes.

In general, accessory structures built of non-combustible materials may be located on lot lines and three feet from manufactured homes, accessory structures, and buildings on adjacent spaces. Accessory structures made of materials that can catch fire must be located three feet from lot lines and six feet from manufactured homes, other accessory structures, or buildings. No portion of accessory structures may project beyond lot lines. Accessory structures may be adjacent to roadways or common areas. If accessory structures enclose fire exits from manufactured homes, there must be an exit path through the structures. Such accessory structures cannot be divided by interior walls.

Awnings – Awnings may be attached to manufactured home walls or freestanding. Larger awnings may create loads that damage manufactured home walls. HCD codes do not place width and length limits on freestanding awnings. Attached window awnings may not extend more than 42 inches from the home. Window and door awnings may not be wider than six inches on either side of the door or window. Awnings must be at least six feet two inches above the porch, landing, or grade. Flammable awnings cannot be within three feet of lot lines.

Awning Enclosures – Home owners may use awning enclosures for recreational and outdoor living purposes. They cannot be converted into a room addition. These shelters may be enclosed with insect screening or flexible plastic sheets. Opaque panels cannot cover more than fifty percent of the wall area and 25 percent should be open for ventilation. HCD rules prohibit heating, cooking, or fuel burning appliances in awning enclosures.

Cabanas – Designed and constructed as freestanding structures, cabanas may be used as an extra room. They should have seven foot ceilings. HCD rules require that cabanas have floor areas of at least seventy square feet, not including private toilet or storage areas. They may have wood or concrete floors. Windows provide natural ventilation. Cabanas need to have permanent electrical wiring. The HCD code prohibits cooking in cabanas.

Carports – Carports may be freestanding or meet the requirements of an awning attached to a manufactured home. There must be at least three feet between carports and manufactured homes, accessory structures, and buildings on adjacent lots. Carports should be built of noncombustible materials. At least two sides, or one side and one end of carports must be at least fifty percent open and unobstructed at all times.

Private Garages – Garages must be freestanding structures that are not attached to nor supported by manufactured homes. Materials that provide one-hour fire resistant construction should be used. If there are openings in garage walls, there must be three feet between the garage and manufactured homes, accessory structures, and other buildings. Garages constructed of non-fire resistant materials must be six feet from other structures.

Storage Cabinets – Home owners may install storage cabinets on spaces next to manufactured homes. They must keep required home exits clear. Storage cabinet locations should not prevent service or inspection of utility connections. Storage cabinets cannot be used as an extra room. They should not exceed ten feet in height and 120 square feet in area.

Stairways, Ramps, and Landings – Generally stairways, ramps, porches, and landings are designed as freestanding, self-supporting structures. HCD rules require the main entrance stairs and ramps be 36 inches wide. On the carport side, the exit stairway may not be less than 28 inches wide. When manufactured home doors swing outward, porches or landings should be one inch below the door bottom. Rails should allow the door to open at least ninety degrees. Where the door swings inward or is a sliding door, the porch or landing should not be more than 7½ inches below the door bottom. If steps, ramps, porches, and landings are more than thirty inches above grade they must have guardrails. Stairways with four or more risers need handrails.

Fences – Fences cannot exceed six feet in height. Fences taller than 3½ feet and running parallel to a neighboring manufactured home, cannot be closer than three feet to that unit.

Ramadas – Freestanding, self-supporting ramadas provide second roof protection over manufactured homes. They generally may not be enclosed on any side. Ramada roofs should clear manufactured home vent pipes by eighteen inches. Support poles must clear manufactured home sides by six inches. Roofs need to include ventilation openings. Chimneys for fuel burning appliances must extend through the ramada roof.

“Mobilehome Parks and Installations.” Title 25, Article 7, Sections 1324, 1326, 1328, 1330, 1338, 1338.1, 1362, & 1366.

“Mobilehome Parks and Installations.” Title 25, Article 9, Sections 1422, 1424, 1428, 1429, 1443, 1444-1464, 1468, 1470, 1474, 1478, 1486, 1498. 1502, 1504, 1510, & 1514.

Copyright - Carl Eric Leivo, Ph.D.