Most first-time home buyers only consider site-built single-family homes, but have you considered buying a mobile home or manufactured home? Mobile and manufactured homes, while not as popular, have one big advantage: They typically offer more space or amenities for the money.
Mobile homes, also known as "manufactured homes, "are built in a factory and placed on a trailer chassis to allow them to be moved. Mobile homes are sometimes placed in a mobile home park or on leased land. In these cases, the owner rents a space or leases land but owns the mobile home itself. Alternatively, mobile home owners can place mobile homes on land they own or are buying under contract.
Today's companies manufacture homes at many price points, with options from economy to high-end. You can even purchase a home that looks as if it had been built on-site. However, buying and financing a mobile or manufactured home is very different from traditional home buying and getting a mortgage.
Single-wide mobile homes are typically between 14 and 18feet wide. The length can vary more significantly, ranging from 52 to 80 feet. Inside, rooms are usually connected to each other rather than separated by hallways.
The width is roughly equal to two single-wide units attached to each other, generally ranging from 20 to 32 feet wide and 40 to 80 feet long. These homes tend to look more like stick-built single-family residences.
A standard triple-wide trailer, also known as a multi-section manufactured home, typically consists of three sections, each with a width of 24 feet and lengths ranging from 60 to 74 feet. These larger units provide even more space and resemble traditional homes.
When buying a new mobile home, you must also buy or rent real estate where you can place it. In rural areas, lenders often use a "land-home package" that bundles private real estate with the purchase of your mobile home, allowing you to make monthly payments on one mortgage. In urban areas, many mobile-home owners rent or lease lots in mobile-home parks.
With rising house prices in BC, many people are opting to purchase a new or used manufactured home. But what many don’t realize is that manufactured homes are considered regulated products under the Safety Standards Act, meaning there are specific safety considerations.
Manufactured homes are required to be certified by a Standards Council of Canada-accredited certification body to a nationally recognized standard before sale. This certification also covers the electrical and gas systems. Technical Safety BC installation permits do not apply here—the product must be certified by an external certification body.
Do Used Manufactured Homes Require Certification?
Yes. In BC, used manufactured homes may only be offered for sale if they bear evidence of either:
✔ A certification mark or label from an accredited agency
✔ An approval label (Silver Label) from Technical Safety BC
If your home lacks an acceptable certification mark or Silver Label, you must hire a licensed electrical contractor for an inspection. If all requirements are met, a Technical Safety BC safety officer will affix the Silver Label. This certification applies to the home itself, not additions or outbuildings.
A Technical Safety BC permit is required:
Financing a Manufactured Home in BC
Getting a mortgage for a manufactured home differs from financing a traditional home. In fact, getting financing on a mobile home can be quite tricky and sometimes not possible at all. Many banks have strict requirements, and some may not offer financing at all for older units or homes on leased land.
Bank Mortgage Requirements
✔ Valid CSA or Silver Label certification is required
✔ Mortgage insurance is mandatory for financing
✔ Maximum amortization: 25 years (whether on owned or leased land)
✔ Age limit: Homes must be 20 years old or newer
✔ If on leased land, the home must be deregistered(your notary or lawyer can help)
✔ If in a park, a Non-Disturbance Agreement may be needed from the park owner
Many buyers turn to private lenders for financing due to strict bank requirements. Private lenders typically:
If you’re considering purchasing a manufactured home, I have excellent connections with various lenders and mortgage brokers who can give you a realistic idea of what your options are. Before you get too deep into the process, reach out to discuss what financing solutions might be available to you.
✔ Lower cost compared to traditional homes
✔ More space for the price
✔ Faster construction in a controlled environment
✔ Flexibility—can be placed on land or leased lots
✔ More energy-efficient options available
✘ Depreciates in value like a car
✘ Higher financing costs and shorter loan terms
✘ Park lease agreements can come with risks
✘ Resale challenges if not sold with land
✘ More vulnerable to natural disasters
Modern manufactured homes can be a great alternative to traditional homeownership, but there are important factors to consider. If you’re thinking of buying or selling a mobile home in BC, reach out to me for expert guidance and connections to lenders who understand the market.
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