I'm not some HMO Karen,, but whats going on in Rural Lane County Oregon just seems crazy.

[ultrarunner]

I'm out, quite a bit, in the country. About 25 miles SW of Spokane, WA. The zoning here requires a minimum lot size of 20 acres. I have 80 acres from an old homestead tract. It's more than enough to keep whatever the neighbors are doing - out of my sight.

As we can all tell from recent articles. It's NOT the HOA's that are protecting us. I say it's the rural zoning.

I honestly don't understand how a person can buy into a HOA and then be surprised when - you can't have an American flag in your front yard. Don't they read and understand the HOA rules.

HOA can changed the rules and existing rules can become illegal.

HOA required shake roofs and Fire Marshal bans new shake roof or HOA requires minimum maintained turf yet drought restriction prohibit turf irrigation or HOA bans ownership by Negro or Mongoloid race to name a few.

ADU and Builders Remedy are forcing changes all over California… part of the push is to eliminate exclusionary single family zoning.

I see large cranes dropping ADUs in backyards on concrete slabs with 3’ lot line clearance.

New regs say the ADU can be sold separate from the home something akin to a condo?

Parking was a big factor but parking regs have eased especially if close proximity to public transit.

 

[paulsharvey]

There's mobile homes and there's modular homes. I think there's a line between the two somewhere and a couple posts above were clearly referencing modular - basically big chunks of house built at a fab facility and brought in (yes, on wheels, but not like a mobile home has wheels) and then all put together.

Not quite; you have manufactured and modular. Mobile homes refer to pre June 1976, where they weren't inspected to a building code; post June 1976, HUD regulates Manufactured Homes. Your local building code regulates Modular Homes. The lines get very blurry, as you can have as much as a 5 piece manufactured, including 2 story; and you can absolutely have a double wide on frame, Modular.

 

[ultrarunner]

Nobody wants to here this; but some ammount of zoning/planning IS needed. My area, there are a Ton of 0.08 to 0.25 acre lots that were subdivided in the 70s/80s; that are 100% unsuitable. You can't physically get the separation required for a well and septic tank. So, people can't build, they stop paying taxes, county takes the lot. They try to sell them off at auction, but often the lot isn't worth the taxes owed. Now, there have recently been a couple groups trying to buy up a few dozen of those lots and string them together, but its a lot of trouble, and low profit. County should have not allowed splits under 0.5 or 0.33 acres or something.

At the same time; we all say we dont want the gov telling us what to do with our property. Not for a lot of gov oversight, but realistically, you do want/need Some planning/zoning.

Not sure I want min sq ft requirements or anything, and I'll admit I don't know were the line is between Imperial oversight vs some needed regulation is...

Santa Cruz has vacation subdivision with 20x40 lots with the idea owners were buying a campsite…

In the 40’s some built small cabins and a few strung together several lots and built small homes…

Modern codes for septic threw a wrench into it in the 70’s as campsite septic was often a 55 gallon drum with holes set it gravel… worked for a couple of weeks camping but not for small homes.

 

[ultrarunner]

On the flip side as someone that has managed residential rentals over 40 years in California and Washington it is fast approaching where tenants have equal or more rights than owner…

Covid proved this with 3 year eviction ban for non payment of rent but by law owner must maintain all services and habitability.

I use to think only in California but find Oregon and Washington just about on par…

If WA tenant stop paying rent tenant has 30 days from the time served to pay before owner can take further action such as court date which can be months out and some cases go for years if contested… plus new twists such as owner may not be able to evict during the school year if household has school age kids or evict if tenant disabled or elderly or winter, etc… not to mention statewide rent controls or mandatory relocation fees or simply cash for keys.

That person you rent to may just become a permanent fixture… like it or not.

 

[paulsharvey]

But for our OP, I wouldn't worry about manufactured or modular homes bring down property values or anything; it's not uncommon for a $200k manufactured (yes, for the record I keep wanting to type mobile, trying to catch myself, as it's the wrong term) on a decent property to bring $400k plus around here, every bit on par with an equal quality/trim/size site built home. That's including well maintained homes upto about 20 years old. It's not that the manufactured don't last longer; they just didn't seem to build equal trim levels back in the 80s/90s. Now, the higher end manufactured easily surpass base model spec homes without the upgrades.

Don't know if you have really looked at the "base price" site build it a neighborhood lately; but when they say "starting from the high 300s"; it's often vinyl floor in the bathrooms, laminate counter tops, ect. Often times, they will have "mandatory upgrades" that push a "high 300s" into the low 400s as the cheapest option.

When I did multi family construction; we specialized (14 years ago now) in low income apartments and student housing. We picked up a few medium sized low rise condo unit jobs, 16/24 (8 per floor, with a 2 story and 3 story model) unit buildings, typically about 12 buildings per development; and it was Literally our same low income apartment plan; the upgrades where 20mm granite counter tops, and Frigidaire appliances instead of Magic Chef. Same floor plan, same materials, same light fixtures, same doors, ect. I dont mean similar; I do mean Same; and I think the 4/2 condo was going for $390k in 2007... Most of our low income had tile kitchen floors, tile bathrooms floors, tile showers, and cieling fans. We did do one set of 16 8 unit low income with vinyl kitchn/bathroom floors; and no cieling fans, but that was the oddity.

 

[JasperFrank]

Its this whole "destination" category of "RV" that has me a bit concerned. These are not "RVs" and are not really designed to be campers you take as a tow-able Recreational trailer. And they aren't really mobile homes, in the sense of the Single Wide, Double Wide or Manufactured homes, I'm familiar with. This is a different definition of mobile home, to take and place anywhere, which I guess is now allowed. Cause those F rated wheels don't come off. They are not designed to be self contained, like a regular RV for a few weeks of vacation time. And like I said earlier, these are not permanent structures, so the Prop tax evaluation doesn't change for the land lord collecting rents. Yet, these peoples' kids go to the local school. Its just a very weird economy we live in these days. We didn't have children, happy to pay our Prop tax based on improved structures, with all the other people that pay on improved structures. This "Destination RV," seems like cheating, to me. And I AM NOW, seeing them all over the unincorporated areas of Lane County. Some in view, and some hidden behind the barns. But they are there, and increasing, cause hell, that's an extra $400 a month. I don't know how this works as I've managed a few rentals in Oregon, which I would never do again. They get to live there for three months for free, and when they do leave, under a sheriff's order to vacate, you still have to store all the crap they left behind for a year, in a storage unit. Never bid on a storage unit!

 

[JasperFrank]

These are not RVs.

 

[paulsharvey]

Its this whole "destination" category of "RV" that has me a bit concerned. These are not "RVs" and are not really designed to be campers you take as a tow-able Recreational trailer. And they aren't really mobile homes, in the sense of the Single Wide, Double Wide or Manufactured homes, I'm familiar with. This is a different definition of mobile home, to take and place anywhere, which I guess is now allowed. Cause those F rated wheels don't come off. They are not designed to be self contained, like a regular RV for a few weeks of vacation time. And like I said earlier, these are not permanent structures, so the Prop tax evaluation doesn't change for the land lord collecting rents. Yet, these peoples' kids go to the local school. Its just a very weird economy we live in these days. We didn't have children, happy to pay our Prop tax based on improved structures, with all the other people that pay on improved structures. This "Destination RV," seems like cheating, to me. And I AM NOW, seeing them all over the unincorporated areas of Lane County. Some in view, and some hidden behind the barns. But they are there, and increasing, cause hell, that's an extra $400 a month. I don't know how this works as I've managed a few rentals in Oregon, which I would never do again. They get to live there for three months for free, and when they do leave, under a sheriff's order to vacate, you still have to store all the crap they left behind for a year, in a storage unit. Never bid on a storage unit!

You are talking about "Park Models". In FLa, with a manufactered home, you have 2 choices, either pay yearly for DMV tag or pay for the just value on property taxes. Pretty much anyone doing a perm set up on their own land, gonna pay property taxes; parks, they are gonna make everyone have the DMV tag.

 

[paulsharvey]

Below is a picture and floor plan of what I mean by Park Model.

 

[paulsharvey]

I've posted this same screenshot recently on another thread; mostly cause there is a lot of bad info out there. I hear all the time, a modular is xyz, but a mobile home is cba. It really all comes down to the building code/regulatory agency over them; a Manufactured home is regulated by HUD (with tie downs inspected by building department), and can be placed on a perm foundation, can have piers, can be on stilts, or old fashion tie downs, can be as small as 8-10 ft wide, and as much as 4 (most I've seen) sections wide, can have 2nd story/basement/ect.

Modular Homes are no different from a site build home as far as codes. Local-state building code; although the vast majority of the inspection is done at the plant. Some can be as little as 2 pieces; to many many modules. They can be placed on piers, stem walls, basements, raised in the air on wooden stilts, ect. Some/many retain the metal frame and/or axles; but others are craned from a delivery base onto a slab on grade or other foundation, with no 'trailer frame' remaining.

Both can run a huge diverse list of materials, specs, finishes, ect. Many manufacturered homes now use standard exterior/interior doors. I dont 'think' any still use the 1/8" wood paneling as the 1970s, or the 3/8" drywall of the late 80s/early 90s. Both are engineered, and meet a building code/windload, although it's not the exact same code mod vs man.