New state law may raise price of mobile homes, officials say

New state law may raise price of mobile homes, officials say

June 14, 2001

By June Santon
Durango Herald Staff Writer

A new state law will cost prospective mobile-home owners between $5,000 and $7,000, say La Plata County officials and mobile-home-park owners.

The law, passed in the last Colorado legislative session, will require concrete foundations for every mobile home installed in the state. It will take effect July 1.

Local officials say the law is unnecessary.

"I asked the Division of Housing how much this will add to the cost of installing a mobile home," said Butch Knowlton, director of housing and buildings, at a meeting of La Plata County commissioners. "They said it will be $5,000 to $7,000."

In an interview, Knowlton said the new law requires that when a new or used mobile home is installed, it must have a foundation of concrete piers. Additionally, he said the law requires that the piers be sunk below the frost line.

Knowlton said this appears to require that the piers be 32 inches deep, the standard for permanent "stick-built" structures.

Knowlton said this is an unnecessary standard for mobile homes.

"In 1980 we instituted regulations that mobile homes must be placed on ground-set concrete blocks with wood shims," he said. "That standard has not caused any problems with mobile homes in this area."

Tom Darnell, owner of three mobile-home parks in the area, said he will find it difficult to do business under the new law.

"When someone moves out I buy a mobile home myself to put in the park, or else someone moves a mobile home into the space," he said. "Each time that happens, we’ll have to build a foundation 32 inches deep."

Darnell said that the park already had gas, water and sewer lines buried. Their locations were not pinpointed, he said, which would create problems with the excavations.

The law would apply to every mobile home that is installed, no matter how old it is. As long as currently installed mobile homes remain in place, they will not be affected.

But if such a mobile home is moved, it must be installed on the more complex foundation.

"If someone is a first-time homeowner, they may buy a mobile home for $10,000 or $12,000," said Knowlton. "This will add 50 percent to their cost."

Knowlton said that mobile homes are often the choice of people who cannot afford any other kind of housing, and this would create a severe hardship for such people.

"I have purposely kept inspection and permit fees minimal," Knowlton said. "I have had single mothers come into the office and pay their fees in quarters collected from tips as waitresses."

Knowlton said the new law also sets new regulations for installers and inspectors, and sets fees for inspection services. "The inspection fee would go from $50 to $175," he said.

Knowlton said he intended to have all inspectors in his department certified under the new regulations in the hope that if La Plata County inspectors perform the inspection, he will be able to charge less than the state-mandated fees.

"The La Plata County Building Department is going to explore every engineering option available to comply with the state law, and at the same time keep costs for citizens in manufactured homes to a minimum," he said.

Darnell said that the new requirements would limit people’s opportunities to work their way up into better housing.

"A mobile-home park is a place of transition," Darnell said. "People move in for a year and save to move up into a better house. This kind of expense will keep them from doing that."

At the county commissioners’ meeting, Knowlton told commissioners: "I can train inspectors, but people are going to see it as a Butch law, not a state law."

Knowlton said he didn’t know who would benefit by the new standards. He speculated that mobile-home manufacturers may have pushed for stronger foundations to accommodate new, very large mobile homes.

"Some new mobile homes have become larger and more elaborate," Knowlton said. "Manufacturers sell the units, then someone else may set them up and not follow engineering requirements. Then when there’s a problem, people make claims against the manufacturers, charging inadequate construction."

Darnell also pointed a finger at mobile-home manufacturers, suggesting a different rationale.

"I think they will sell the home and installation as a package, and add a lot of extra money for installation at the top," he said.

State Rep. Mark Larson, R-Cortez, did not support the contention that the manufactured-housing industry was behind the new law.

"I don’t recall anybody in opposition to the bill, including the manufactured-housing association," he said. "It wasn’t necessarily a safety issue as much as that improperly installed trailers would reduce their resale value. There was warping of the frame, and it was causing significant damage."