The mobile home industry may not be known for tremendous innovation, but there exists a number of interesting housing and development options that were created, sometime unintentionally, by the mobile home and related industries. One such innovation is the park model home; like anything, park models can be (and often are) misused, but they offer promising solutions for affordable housing, increasing the value and safety of existing mobile home and RV parks, and provide better financing opportunities for homeowners and park owners alike.
What is a park model?
While there are more detailed and technical descriptions available the most basic description is A single-chassis, wheel-mounted RV with a gross trailer area of up to 400 square feet, built to the ANSI A119.5 standard.[1] While a simple definition, tremendous complexity lurks within. Mobile and manufactured homes are built to the standard of Housing and Urban Development, which essentially follows the same regulatory requirements as any residence of any construction type (i.e stick frame, apartment building, condos). By contrast, the ANSI code (American National Standards Institute) is NOT a housing organization, and in fact the ANSI 119.5 is much more concerned about the “drivability” of the structures than any standards for actual living. In fact, the original intent of park model homes was not at all for permanent habitation but as a temporary vacation residence (think of a “permanent” RV). While the use of these structures has evolved to encompass a much more diverse array of residential uses, the inspection requirements and relevant code really reflect the original intent of these structures.[2]
RV replacement
From a park owners standpoint, the capability to place a park model home in an RV space holds tremendous value; not only does it facilitate a tenant with a much more “permanent” investment into the property, lenders tend to look at these structures with the same eye as a conventional mobile home versus a more transient (any thereby less valuable/financeable) recreational vehicle. This presents one of the rare instances whereby an operator can still adhere to existing land use and building codes (since a park model is still considered a “recreational vehicle” by federal standards) but make a tangible and significant upgrade to the quality, value, and character of a park[3]
Downside of Park Models
Because the ANSI code has much less guidance around the permanent habitation of park model structures, it is critically important for anyone interested in buying, leasing, selling, or owning these assets to have a thorough and complete knowledge of the construction and maintenance of these units. Ensuring that a reputable builder is diligent and responsible in construction and adhering to all maintenance considerations is an absolute must with park model homes. It is also not advisable to purchase used park model homes without having a high level of experience and expertise in these structures so that any dangerous or otherwise detrimental items can be easily identified prior to purchase. It’s important to note that just because a governing code may not require certain items be present does not mean that a diligent buyer of these homes shouldn’t insist on their presence in a structure. This is especially relevant when it comes to fire and life safety matters. With proper care and attention a park model home can be a safe and affordable option for any homebuyer and resident.
Bad actors and proliferation
Unfortunately, the inherent lack of explicit guidance in the ANSI code has led to a proliferation of poor construction quality within the park model home space. Numerous builders take advantage of uninformed buyers and sell substandard products with limited consequences. Regrettably, these “bad actors” have damaged the reputation of these structures and made it more difficult for diligent and ethical operators to increase the scope and scale of these products. Providing education and information for prospective buyers, as well as only working with ethical builders and dealers, will be critical to ensuring the long term growth of this promising affordable housing asset.
future and possibility
Hopefully park model homes will continue to be a productive part of the affordable housing conversation; they have some unique advantages that can be effectively leveraged to bring housing into markets that have a shortage of affordable product. Hopefully ethical operators can continue to use these assets is a productive and safe manner.
[1] Park Model RV Standards Compliance & Inspection Trifold Brochure (rvia.org)
[2] Navigating Park Model Home Regulations: Considerations for Buyers | SampleBoard
[3] Different Cities and Municipalities have different rules governing park models so its very important to check with each jurisdication individually as to what they will allow