Restrictions on replacing current trailers valid?

Question

Hello All!

Loving this forum, thanks for all the info.

I am currently considering a deal on a very small park as a way to test if MHP's are going to be for me or not. Based on everything I have read and heard, it seems like I will love it, but still want to start cautiously. The village the current deal is located in has several zoning ordinances which they claim prevent the park owner from replacing current trailers with newer, or from adding MH's to the two open concrete pads. (Both legally zoned)  My current inexperienced understanding is that you can NOT be prevented from adding or replacing trailers so long as the pads themselves have been grandfathered in and are legally zoned. Is my understanding correct, or is the municipality actually able to prevent one from replacing or adding additional homes on existing pads? The numbers look great as-is, but I would feel much better knowing I might have more flexibility long term.

Thanks again for all the great info on here?

Belinda Lopez · Answer

There was another thread on this topic a few days ago.  Yes, they can stop you from replacing any old homes in parks; even "gradfathered" parks if the local government wants no more parks.  This is how they kill older parks. It can backfire, however.

After Hurricane Ike, some small towns said the homes couldn't be replaced so instead the owners patched up some of the worst looking homes you'd ever seen.  Legal, yes. It's called the law of unintended consequences and law makers do this all the time trying to regulate businesses they don't understand. If they allowed new windstorm approved manufactured homes to replace the old ones the tax basis would go some $60 - $100k on each home.  Instead they have worthless, patched, barely livable trailers, complete eyesores.

You need to call your local building permit office and see what their requirements are for homes. Do it anonymously and don't tell them the name of the property, just ask general questions and you will quickly get a feel for how they regard Parks.

Gulliver R. · Answer

you can fill vacant lots with mobile homes in a mobile home park that is legal and non conforming. But the way you find out of this is the case is you call the county to find out. Then you ask them to email you or mail you something in writing saying just that.

Jason Ray Richardson · Answer

I'm dealing with this now even though the supreme court of MS ruled that a city can't keep a park owner from pulling in new homes after an old one moves out. The broke city where my park is located still tries to give me grief. It's really aggravating because they did NOTHING when the former owner let the garbage pile up in the park, had leaking sewage in the park or the water was turned off for 4 months. In 3 months I've done more in the park then the former owner did in 3 years and they still got this snobbish attitude about the park.

Jim Johnson · Answer

So we have had zoning changes in parks we have owned and they can put huge restriction on your property. A park I have in Nebraska was just  affected when the Village wrote up new laws for mobile home parks. Any home moved in must be no more than 10 years old. When homes are pulled in a safety inspection must be paid for prior to the home being occupied. Though, there is no real checklist on what they are looking for or what the standards are. When I got the park you could pull anything into the community.

In short, they can squeeze you.

Things to really look out for are an age restriction, setback requirements, SQ Foot restrictions and time constraints. There is a county in Colorado that has a rule for non conforming parks. it says in a non conforming park if a home is pulled out a home no larger than the one pulled out can be put in, and it also states if the lot is vacant for longer than 90 days you can not put a home back on the lot.

So- read the zoning and land use sections of the code. You might also contact the city or county and ask if there are any discussions concerning mobile home parks or manufactured housing that have been considered or brought to discussion in the last year. IF so- get copies of minutes and ask questions.

Mike G. · Answer

@Belinda Lopez

There was another thread on this topic a few days ago.  Yes, they can stop you from replacing any old homes in parks; even "gradfathered" parks if the local government wants no more parks.  This is how they kill older parks. It can backfire, however.

After Hurricane Ike, some small towns said the homes couldn't be replaced so instead the owners patched up some of the worst looking homes you'd ever seen.  Legal, yes. It's called the law of unintended consequences and law makers do this all the time trying to regulate businesses they don't understand. If they allowed new windstorm approved manufactured homes to replace the old ones the tax basis would go some $60 - $100k on each home.  Instead they have worthless, patched, barely livable trailers, complete eyesores.

You need to call your local building permit office and see what their requirements are for homes. Do it anonymously and don't tell them the name of the property, just ask general questions and you will quickly get a feel for how they regard Parks.

this is unfortunately so true of cities and municipalities especially the ones that frown upon mobile home parks

Richard Michael · Answer

@Gulliver R.

You got me researching legal conforming and legal non-confirming.

From what I see, legal non-conforming property/land is essentially grandfathered for a particular use, despite being illegal under current zoning ordinances.

Does this mean the mobile homes and or existing structures may be replaced on non-conforming properties also long as there are no additions made?

Gulliver R. · Answer

only buy a MHP in a city/county that will allow you to bring in new or used mobile homes to fill in vacant lots. So basically you want to make sure your park is legal conforming or at least legal non-confirming. So just call the county/city/township property development center and ask them if it’s legal confirming or if it’s legal not confirming. If it’s illegal, then you run away. If it’s conforming or non-conforming, then you’re safe.

Rudolph Shepard Jr · Answer

@NICHOLAS E. Here is what I would do in this situation. I would approach the Village and ask for a permit to move a mobile home into the park.  If they say the park is full tell them you will be demolishing one of the existing older units and bringing in something newer (10-15) years old. If you are denied then this opens up an entirely new line of questions. It’s been my experience if you ask enough people enough questions someone will tell you how to get it done.  Hope this helps in some way.

Alejandra Aldana · Answer

My family gets constantly denied by the city for any request we ask for. My family never gets anything we ask for to help us grow. My grandfather has 5 trailers on his property that have been destroyed and have been on the property for many years when he bought the land. My grandfather has asked multiple times to replace the trailers with new trailers because of how damaged they are Hardly livable. What can we do to get some help from the constantly denying us? Would a lawyer be helpful to get some results from the city? One of my family members had been trying for years to get her trailer on her fathers property and the only time they finally said yes was when her husband was murdered. It’s sad that a big tragedy had to happen for they family to finally allow her to move her trailer. My family just gets bullied by the city. Any suggestions?

Restrictions on replacing current trailers valid?

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