All Forum Posts by: Jeffrey H.

If there is city water and sewer then you are very likely in city limits and need to speak with them about their ordinances.  Conroe, Willis, Montgomery, etc all have ordinances on Mobile Home Parks and you would need to go through them to have an expansion, like you are planning, approved.

I don't have the specific case law for each state - and am not aware of any case law where non-conforming usage has been struck down.

There are a lot of threads on the Mobile Home University website where different people have tested this in different states that may help.  The entire concept of this should not dissuade you from investing in a certain state, and is typically only a problem in small and medium sized cities.

Hope this helps.

You're supposed to record a Lien against the title of the mobile home if you're owner financing.  States vary how this is accomplished, but if it's not real property then a lien is 99% of the time how it works.

These liens can be viewed on the State website with their Serial # etc type information and is submitted to the state upon sale.  In Texas, for example, these are included on the Statement of Ownership and Location (SOL).  Much like a lien on a car's title.

Good luck. 

Insurance does have the ability to cover loss of income, but it's expensive.  

The grandfathered use of an MHP is the ability to move homes in and out of the park freely.  I need to dig up the posting, but there have been something like 75% of states that have tested grandfathering laws successfully when cities try to overreach their authority.  Sometimes this alignment can be fixed with a simple conversation with a very good attorney and the city's attorney.

The real question is will it be worth the expense and potential discrimination that could follow from the city - I have heard stories where the city will have their inspectors get very rigid when they do not get what they want to make the owner's life more difficult.  Other times it's not big deal.  At least clearing this would make the property more marketable...

Keep us posted.

If the MHP is grandfathered then the only way it can fully come into compliance with city zoning is either: 1) The owner agrees to it; or 2) The sunset provision in the city's zoning ordinances has been met - this is usually 12 to 18 months where the grandfathered use has been ceased (e.g. abandoned or otherwise destroyed).  This cannot happen on a whim.

Hope this helps.

Hey Everyone,

I am looking at a one acre parcel where about half of the land has an overhead power line easement.  When thinking about best end use I am considering a modular office building and then leasing / selling to a small landscaping company, construction company etc that could use the space under the wires.

What are some other uses you have seen that would be good use of the land?  Please assume the power company would allow the activity - will confirm as part of diligence their requirements.  Thank you!

Every city and county have their own ordinances for MHP's, and other types of properties.

For example in Houston, Texas there is no zoning, but there are both mobile homes and MHP ordinances.  A single mobile home is not allowed to be placed inside city limits, and MHP's must be 5 acres or more, and conform to specific construction standards.  However if you go outside of city limits then the county has more lax requirements and they are subjective about what is an MHP versus what is not - sometimes it's 4 homes, sometimes more.

Most water wells can support multiple homes, it's more about the treatment equipment sizing (e.g. chlorinators, filtration systems) and ability to keep up with demand, and also regulatory requirements of water testing once you have 15+ homes - it becomes an EPA thing instead of your state DEQ.  Most septic systems supporting a single home are sized one at a time unless planned as part of a larger community.

Between the land development, utility costs and bringing in a home it can be a good cash burn, so make sure you have it all spec'd out.

Your goal should be for the manager to do as little as possible.  

Evaluate alternative means to collect rent, such as a local bank near the park the tenants can deposit themselves, or using payment options through software like Rent Manager.  Have maintenance performed by someone who knows what they are doing and can keep up with your issues.  Let the manager read your meters (if needed) and manage the tenants, nothing else.

Meet for 30 minutes with your manager each week so you have the pulse of the park.  If your manager can still not deliver on their trimmed down responsibilities, get a new manager.  You will need a good manager to help infill a park remotely, so you might as well start looking.

You might want to meet with an attorney to explore your options.  I read that you could put a lien on the home for owed lot rent that is past due (which could be a lot if it's been there four years), and that upon sale at auction a couple things can happen: 1) you would get paid off that amount, or; 2) if nobody bids you can take title.

Either way this sounds like worth your time for a consultation, and then if it happens again you know the process.

I would not lease the homes until I had the title so it will not complicate the eviction process if you have to go there.  But for the sale of them you could write up a bill of sale and stipulate language around the title being provided within a certain number of days (e.g. 180).

Without knowing the specifics of the state you're operating, I'd have to suggest you have an attorney prep the first one for you, and then you can repeat the process accordingly.  And depending on how many homes you need to get title you could consider hiring a company that specializes in getting titles...they will do it faster than you or I ever will.