by Andrew Getty
It’s amazing how certain names just stick. When something, or even someone, is called something long enough, that title can stick seemingly forever.
What is now called a manufactured home is still all too often called a trailer or a mobile home.
Many years past, these things were called trailers because they were basically ‘trailered’ into position.
Then some time ago, maybe during the 1970’s (?), the ‘trailer’ designation grew into ‘mobile home.’ That sort of makes sense, to a degree; these types of living unit were mobile.
Maybe you had to disconnect the main power source and meter, disconnect from public water or the well, disconnect from the piers or slabs, disconnect from the wind straps… even in some cases the axles and wheels had to be reinstalled.
It certainly was not likely to just hook up and go, as you would a boat trailer.
Mobile?…Sort of. Yes, they could be relocated, but often with a lot of effort. Usually they stay in place for decades.
For quite some time now these types of homes have been called Manufactured Homes. They are not trailers, not mobile homes, they are manufactured homes. The concept of mobility has not changed.
The construction of a manufactured home falls under the Federal jurisdiction of HUD.
Local and state codes can regulate how they are to be installed and, to a certain degree, where.
Local zoning may allow or prohibit them in different areas, but they cannot simply ‘zone’ them out of the town.
For the Town of Webb, manufactured homes are allowed in all RS-2 zoning districts.
Although there are plenty of older manufactured homes all over the town, not necessarily in RS-2 districts, they were placed or installed before local zoning ordinances restricted where they went.
Anyone that has one (not in an RS-2 zoning district) has a lawful, pre-existing, non-conforming manufactured home. They may continue to use, occupy, maintain, and fix what they have.
However, replacement is not guaranteed and may require variances or other types of special permits.
Now, throw into the mix, the ever increasing popularity of ‘modular homes.’
This is very different from a manufactured home and falls under the jurisdiction of the state and the local municipality.
The state building codes look at a modular house just like any other on-site, stick built home.
They must meet all the state residential codes for construction, snow loads, energy conservation, plumbing, electrical and framing just like any stick built house.
All modular home manufacturers must be licensed and approved through the New York State Department of State (DOS) and are subject to routine inspections by state inspectors.
The local code officer must verify that the house being delivered to his/her jurisdiction meets all the requirements including snow, wind, energy conservation, electrical and plumbing for the location.
Proof of design specifications and an approval letter from the Department of State indicating compliance for that model is mandatory.
A modular will be carried, not trailered, to a site and placed by crane onto a regular foundation prepared per the modular home manufacturer’s specs.
They may come in multiple sections and be multi-story as well.
When complete, they will in every degree look and be just like a house built on site.
Old trailers, old mobile homes are manufactured homes, and a modular home is a stick framed house… the names should not be interchanged.
Some names and titles just seem to stick. Like the term ‘zoning officer.’ That title went away over thirty years ago. We’re now referred to as Code Enforcement Officers. But, all too often, we are introduced as the town’s zoning officer. Maybe some day.