Editing Mobile home (section)

== Regulations ==

===United States===
[[File:FEMA - 40826 - An overturned trailer in Arkansas.jpg|thumb|right|Home struck by tornado]]
In the United States, mobile homes are regulated by the US [[Department of Housing and Urban Development]] (HUD), via the Federal National Manufactured Housing Construction and Safety Standards Act of 1974. This national regulation has allowed many manufacturers to distribute nationwide because they are immune to the jurisdiction of local building authorities.<ref>{{cite web|url=http://drivinglaws.aaa.com/laws/titles-for-mobile-homes/|title=Titles for Mobile Homes|work=AAA Digest of Motor Laws}}</ref>
{{ r | Curbed_MH | p=1 | q=Manufactured homes, which are built on a permanent chassis in a manufacturing plant and then transported, are constructed according to a code administered by HUD instead of according to state, local, or regional codes, like other types of housing. }}
By contrast, producers of [[modular homes]] must abide by state and local building codes. There are, however, wind zones adopted by HUD that home builders must follow. For example, statewide, Florida is at least wind zone 2. South Florida is wind zone 3, the strongest wind zone. After [[Hurricane Andrew]] in 1992, new standards were adopted for home construction. The codes for building within these wind zones were significantly amended, which has greatly increased their durability. During the [[2004 Atlantic hurricane season|2004 hurricanes in Florida]], these standards were put to the test, with great success. Yet, older models continue to face the exposed risk to high winds because of the attachments applied such as carports, porch and screen room additions. Such areas are exposed to "wind capture" which apply extreme force to the underside of the integrated roof panel systems, ripping the fasteners through the roof pan causing a series of events which destroys the main roof system and the home.

The popularity of the factory-built homes caused complications the [[legal system]] was not prepared to handle. Originally, factory-built homes tended to be taxed as vehicles rather than real estate, which resulted in very low property tax rates for their inhabitants. That caused local governments to reclassify them for taxation purposes.

However, even with that change, rapid [[depreciation]] often resulted in the home occupants paying far less in property taxes than had been anticipated and budgeted. The ability to move many factory-built homes rapidly into a relatively small area resulted in strains to the infrastructure and governmental services of the affected areas, such as inadequate water pressure and sewage disposal, and highway congestion. That led jurisdictions to begin placing limitations on the size and density of developments.

Early homes, even those that were well-maintained, tended to [[depreciate]] over time, much like motor vehicles. That is in contrast to site-built homes which include the land they are built on and tend to appreciate in value. The arrival of mobile homes in an area tended to be regarded with alarm, in part because of the devaluation of the housing potentially spreading to preexisting structures.

This combination of factors has caused most jurisdictions to place [[zoning]] regulations on the areas in which factory-built homes are placed, and limitations on the number and density of homes permitted on any given site. Other restrictions, such as minimum size requirements, limitations on exterior colors and finishes, and foundation mandates have also been enacted. There are many jurisdictions that will not allow the placement of any additional factory-built homes. Others have strongly limited or forbidden all single-wide models, which tend to depreciate more rapidly than modern double-wide models.

Apart from all the practical issues described above, there is also the constant discussion about legal [[fixture (property law)|fixture]] and [[Personal property|chattels]] and so the legal status of a trailer is or could be affected by its incorporation to the land or not. This sometimes involves such factors as whether or not the wheels have been removed.

====North Carolina====
The North Carolina Board of Transportation allowed 14-foot-wide homes on the state's roads, but until January 1997, 16-foot-wide homes were not allowed. 41 states allowed 16-foot-wide homes, but they were not sold in North Carolina. Under a trial program approved January 10, 1997, the wider homes could be delivered on specific roads at certain times of day and travel 10&nbsp;mph below the speed limit, with escort vehicles in front and behind.<ref>{{cite news | last = Hackett | first = Thomas | title = Extra-wide homes to take to the road | work= [[News & Observer]] | date = January 11, 1997 | page = A3 }}</ref><ref>{{cite news | title = Wider trailer transport OK'd | last= Mitchell | first= Kirsten B. |work= [[Star-News]] | date = January 10, 1997 | page = 1A }}</ref> Eventually, all homes had to leave the state on interstate highways.<ref name=Whitacre/>

In December 1997, a study showed that the wider homes could be delivered safely, but some opponents still wanted the program to end.<ref>{{cite news | title = Study: Keep Curbs on Transporting Wide Mobile Homes | work= [[The Charlotte Observer]] | date = December 1, 1997 | page = 4C }}</ref> On December 2, 1999, the NC Manufactured Housing Institute asked the state Board of Transportation to expand the program to allow deliveries of 16-foot-wide homes within North Carolina.<ref name=Whitacre>{{cite news | title = Mobile-Home Makers Look to Squeeze on N.C. Roads | last= Whitacre | first= Dianne |work= The Charlotte Observer | date = December 2, 1999 | page = 1C }}</ref> A month later, the board extended the pilot program by three months but did not vote to allow shipments within the state.<ref>{{cite news | title = Program for wide mobile homes extended | last= Bonner | first= Lynn | work= News & Observer | date = January 7, 2000 | page = A3 }}</ref> In June 2000, the board voted to allow 16-foot-side homes to be shipped to other states on more two-lane roads, and to allow shipments in the state east of [[U.S. Route 220 in North Carolina|US 220]]. A third escort was required, including a [[law enforcement officer]] on two-lane roads.<ref>{{cite news | title = Wide mobile homes given final approval | work= News & Observer | date = June 3, 2000 | page = A3 }}</ref>

====New York====
In New York State, the [[New York State Housing Finance Agency|Homes and Community Renewal agency]] tracks mobile home parks and provides regulations concerning them. For example, the agency requires park owners to provide residents with a $15,000 grant if residents are forced to move when the land is transferred to a new owner. Residents are also granted the right of first refusal for a sale of the park, however, if the owner does not evict tenants for five years, the land sale can go ahead. State law also restricts the annual increase in land lot fee to a cap of 3 percent, unless the landowner demonstrates hardship in a local court, and can then raise the land lot fee by up to 6 percent in a year.<ref name="Liberatore">{{cite news|url=https://www.timesunion.com/news/article/Mobile-home-aren-t-mobile-16784731.php|title=Saratoga County's mobile home parks - a sign of an affordable housing crisis|first=Wendy|last=Liberatore|work=www.timesunion.com|date=January 23, 2022|accessdate=January 23, 2022}}</ref>