State-by-State Guide
Orientation, not an answer for your land. Each state sets how a home is built and installed. Whether one may be placed on a given parcel is decided locally, and it changes from one township to the next. Before you buy land, get the answer for that parcel in writing from the office named below β and treat anything on this page that disagrees with them as wrong.
Indiana
The state sets construction and installation standards. WHERE a home may go is decided locally β by the county, township or city that writes the zoning ordinance for your parcel.
Key Points
- βState standards govern how the home is built and installed
- βYour zoning district decides whether a home may be placed at all
- βModular homes are usually treated like site-built housing
- βHUD-code homes are more often restricted by district
Permits Required
Local building permit. Septic or well permits where there is no public utility. A written zoning verification for the parcel, before you buy it.
What local code controls
- β’Which districts admit a HUD-code home, and on what terms
- β’Minimum lot size and width for that district
- β’Front, side and rear setbacks
- β’Foundation, skirting and attached-structure requirements
Ohio
Installation standards come from the Ohio Department of Commerce. Placement is a local question, and it varies sharply between townships, villages and cities.
Key Points
- βState standards govern installation
- βTownships, villages and cities write their own placement rules
- βSome jurisdictions admit HUD-code homes only in named districts
- βAgricultural and rural districts are often the most permissive
Permits Required
Installation permit under the state program. Local building permit. Septic or well permits where applicable. Written zoning verification for the parcel.
What local code controls
- β’Whether the district admits a HUD-code home, a modular home, or both
- β’Minimum lot size and width
- β’Setbacks and maximum lot coverage
- β’Permanent-foundation and skirting requirements
Michigan
Licensing and installation standards come from LARA. Placement is decided by the township, city or village β Michigan townships differ from one another more than most buyers expect.
Key Points
- βState standards govern licensing and installation
- βTownships and municipalities write the placement rules
- βSome admit HUD-code homes only inside licensed communities
- βConfirm your township's ordinance before committing to a parcel
Permits Required
State installation requirements. Local building permit. Septic or well permits where applicable. Written zoning verification for the parcel.
What local code controls
- β’Whether the district admits a HUD-code home outside a licensed community
- β’Minimum floor area, lot size and width
- β’Setbacks and roof-pitch or exterior-material standards
- β’Foundation and skirting requirements
Common Questions
Can I put a manufactured home on any property?
No β and this is the question to settle before you buy land, not after. Whether a home may be placed on a given parcel is decided by the zoning district that parcel sits in, and districts differ street by street. Ask the county, township or city office that writes the ordinance, and ask about your exact parcel number.
Can a township or city refuse to allow a manufactured home?
Local zoning decides where a HUD-code home may go, and the answer genuinely varies β some districts admit them on any conforming lot, some admit them only in named districts, and some admit them only inside a licensed manufactured home community. Never assume a parcel qualifies because a neighboring one does. Get the answer in writing from the zoning office, for that parcel, before money changes hands.
What should I ask the zoning office?
Give them the parcel number and ask five things: which zoning district it is in; whether that district permits a HUD-code manufactured home, a modular home, or both; the minimum lot size, width and setbacks; what foundation, skirting or exterior standards apply; and which permits you will need and who pulls them. Ask for the answer in writing or by email β a phone call is not something you can rely on later.
Do I need a permit for a manufactured home?
Yes. Expect a local building permit, the state installation requirements for your state, and septic or well permits where there is no public utility. You or your contractor pull them β we are not the permit holder. We can point you to the right office for your county.
What's the difference between manufactured and modular for zoning?
A modular home is built to the same state residential code as a site-built house and is usually treated like one in a zoning ordinance. A manufactured home is built to the federal HUD code and is more often restricted by district. Where a district admits one but not the other, that difference decides which of our homes fits your land β so confirm which your district permits before choosing a floor plan.
How long does the permitting process take?
It depends entirely on the office, and no state publishes a figure we could honestly quote. A rural county building department may issue in days; a municipality with a plan commission review can take considerably longer. Ask the office for their current turnaround when you ask the zoning questions above, and build your schedule from what they tell you.
What about homeowners associations (HOAs)?
An HOA can restrict manufactured homes through its covenants even where zoning allows them, and covenants are a private contract the zoning office knows nothing about. Read the recorded covenants before purchasing in a subdivision.
Check Before You Buy Land
Before purchasing land for your manufactured home, verify these items with the local zoning office:
- 1Zoning district allows manufactured homes
- 2Lot meets minimum size requirements
- 3Setbacks allow home placement
- 4Utility access (water, sewer/septic, electric)
- 5No HOA restrictions against manufactured homes
Where we fit
We sell the home factory-direct and arrange delivery to your site. Everything that happens to the land is yours:
- β’You or your contractor confirms zoning and pulls the permits
- β’Your licensed contractors do the site work, foundation and setup
- β’Utilities, septic and well are arranged by you
That is why your quote is not padded with any of it. Ask us for the referral list of licensed and insured contractors past customers have used, and we will point you to the right office for your county.
Site work, foundations, utilities and setup are yours to arrange. Our referral list names licensed and insured contractors past customers have used β it is information, not a recommendation or an endorsement. We do not hire, supervise, schedule or warrant them, we receive nothing for naming them, and you are free to use anyone you choose.