
Different types of properties are subject to different zoning laws. There are zoning laws for businesses and commercial use, residential areas, and agricultural land as well as others. These laws are often dictated by local jurisdictions and can vary greatly from city to city. This can make it difficult to keep up with what laws affect your community since there is not a federal or state set of zoning laws. Many jurisdictions and cities frequently update these codes and use these laws to restrict manufactured home communities. Understanding zoning laws for manufactured home communities is important so you can avoid fines and penalties and keep your community running smoothly.
How Manufactured Home Communities Are Zoned
Most communities are zoned specifically as Manufactured Home Parks (MHP) or Mobile Home Parks (MH). Each city or county will have specific rules about things such as homes per acre and roads. Manufactured home communities may also be zoned as multi-family or high-density residential zones. Residential zones that allow manufactured home communities are often labeled R3 or R4. These zones generally have stricter laws and regulations for manufactured home communities. You can also find manufactured home communities in Planned Unit or Mixed-Use zones, but this is less common.
Common Zoning Laws for Manufactured Home Communities
Lot Size: There are many counties that set restrictions on how many manufactured homes you can have per acre. This is so the community doesn’t become too crowded and there is room for vehicles, utilities, etc. Some cities have taken these laws to the extreme and used it to ban manufactured home communities by only allowing one manufactured home per 5 to 10 acres. If you are planning on opening a new community, it’s definitely a good idea to check the jurisdiction’s lot size requirements.
Setback Rules: These requirements are similar to lot size rules but usually outline how far homes have to be from roads or property lines. These laws may also outline the number of parking spaces your community is required to have. These types of zoning laws are often put in place to protect privacy, control density, and prevent accidents.

Utility Requirements: Zoning laws dealing with utilities and infrastructure help ensure that communities are safe and clean and residents have access to clean water, electricity, and other essential services. There can also be requirements that the community is connected to the city sewer system, as well as ensuring there are fire hydrants in the community and adequate access for emergency vehicles. Other requirements can include telecommunications access, waste management, stormwater management, and erosion control.
Community Appearance: Some cities or jurisdictions can require specific landscaping or have requirements for individual homes such as exterior siding or foundation covers. Other common rules include signage placement or design and trash covers. Some cities enact zoning laws that restrict older homes from being moved into a community, with some laws saying the maximum age for a manufactured home that is being moved in can be no more than five years old. This can affect the resale value of homes and may prevent new residents from moving into the community.
Tips for Staying Compliant with Zoning Laws
Stay Up-To-Date on the Laws: Check your local laws often and research zoning laws before expanding the community or opening a new community in a different jurisdiction.
Permits: Ensure you have the proper permits before expanding or building and all permits and licenses stay up-to-date.
Community Inspections: Walk your community often to check for any issues that would affect your compliance. Ensure that the homes and amenities are well maintained and comply with any aesthetic requirements. Regularly check utility connections and safety standards and promptly address any issues.
Incorporate Zoning Requirements into Community Rules: If there are any laws that have to be followed out by your residents (home requirements, parking, etc.) ensure your residents are aware and it is part of your community rules.
Reach Out for Clarification: If there are any requirements or laws that are unclear, reach out to your local authorities for assistance. If necessary, contact a zoning attorney or consultant.
Learn more about tips for running your manufactured home community in our blog or on our articles and information page.