For decades, manufactured home builders have been working to shed the old image of boxy trailer homes reserved for the outskirts of cities and suburbia. Now, a small change in federal regulations could open the door for architecture welcomed in more neighborhoods.
This summer’s sweeping housing bill, the 21st Century ROAD to Housing Act, removed a 1974 mandate that required every manufactured home to be built on a nonremovable steel frame, known as a chassis. Experts and home producers think the change could help unlock thousands more affordable housing options around the country.
But first, experts say, states have to examine outdated regulations that are blocking the manufactured home industry’s potential. The Pew Charitable Trusts’ housing initiative estimates that 30 states might need to change their regulations to align with the new federal law.
Unlocking manufactured homes from chassis will allow manufactured homes to become multi-family developments, said Stephanie Hawke, associate research director of land use and supply at the Terner Center for Housing Innovation at the University of California, Berkeley.
They’ll be cheaper for builders, she noted, and they’ll be easier to stack into two-story and multi-family homes.
“First of all, you were putting a very heavy, expensive thing on the bottom of these homes that is not needed and it is not used, and it’s made out of steel,” Hawke said. “If you’ve got this heavy piece of steel on the bottom of a home, stacking it becomes more difficult.”
Manufactured homes are built entirely in a factory, regulated by U.S. Housing and Urban Development codes, and then trucked to a home site.
They cost 50% less per square foot than homes built on a site, according to the Manufactured Housing Institute, an industry group. And experts say dropping the chassis could drive down costs by $5,000 to $10,000 per home.
“There’s really the opportunity to stack these manufactured homes to make multi-family developments,” Hawke said. “So it’s unlocking this thing which was primarily used for single-family and it’s making it much more accessible for a multi-family developer, which is great because manufactured housing is far and away the least expensive non-subsidized housing supply in the United States.”
In a 2026 earnings call, UMH Properties, a publicly traded real estate company that owns and develops manufactured-home communities, said the chassis rule change will allow it to put two-story manufactured homes on existing lots. The company also is considering designs that could combine two stories with duplex units, allowing for smaller, more affordable apartment rentals.
“You build 2,000 square feet of homes instead of 1,000 square feet on the same piece of land. It’s a very, very important development,” said Eugene Landy, founder and chairman of UMH Properties, on the earnings call. “This is a change that’s gonna help every manufactured home community out in the country.”
Another benefit to removing the chassis, according to Mark Brunner, president of the Manufactured & Modular Home Association of Minnesota, is that manufactured homes can blend more seamlessly into subdivisions because they won’t look too different from other homes. [...]
Following World War II, a shift in how mobile homes were being used began forming. No longer reserved as temporary housing, mobile homes were designed to be increasingly more permanent. Mobile home communities sprang up, though many were zoned into rural or suburban areas on a city’s edge.
For decades, manufactured homes — called mobile homes until the early 1970s — have been built in factories and trucked to their new locale. Many were unloaded into mobile home communities, specialized zoning districts where residents own their house but rent the land underneath. [...]
In the past, a home attached to a trailer or visibly hoisted a few feet off the ground were tells of manufactured housing when they first popped up in neighborhoods. But many modern ones are virtually unrecognizable from site-built homes.
“They have the same walls, ceiling, sheetrock, windows and shingles,” said Dustin Brakemeier, who owns and operates manufactured home communities in Minnesota, South Dakota and Wisconsin. “One’s built in a factory, one’s built outside. They’re the same.’”
Unlocking manufactured homes from chassis will allow manufactured homes to become multi-family developments, said Stephanie Hawke, associate research director of land use and supply at the Terner Center for Housing Innovation at the University of California, Berkeley.
They’ll be cheaper for builders, she noted, and they’ll be easier to stack into two-story and multi-family homes.
“First of all, you were putting a very heavy, expensive thing on the bottom of these homes that is not needed and it is not used, and it’s made out of steel,” Hawke said. “If you’ve got this heavy piece of steel on the bottom of a home, stacking it becomes more difficult.”
Manufactured homes are built entirely in a factory, regulated by U.S. Housing and Urban Development codes, and then trucked to a home site.
They cost 50% less per square foot than homes built on a site, according to the Manufactured Housing Institute, an industry group. And experts say dropping the chassis could drive down costs by $5,000 to $10,000 per home.
“There’s really the opportunity to stack these manufactured homes to make multi-family developments,” Hawke said. “So it’s unlocking this thing which was primarily used for single-family and it’s making it much more accessible for a multi-family developer, which is great because manufactured housing is far and away the least expensive non-subsidized housing supply in the United States.”
In a 2026 earnings call, UMH Properties, a publicly traded real estate company that owns and develops manufactured-home communities, said the chassis rule change will allow it to put two-story manufactured homes on existing lots. The company also is considering designs that could combine two stories with duplex units, allowing for smaller, more affordable apartment rentals.
“You build 2,000 square feet of homes instead of 1,000 square feet on the same piece of land. It’s a very, very important development,” said Eugene Landy, founder and chairman of UMH Properties, on the earnings call. “This is a change that’s gonna help every manufactured home community out in the country.”
Another benefit to removing the chassis, according to Mark Brunner, president of the Manufactured & Modular Home Association of Minnesota, is that manufactured homes can blend more seamlessly into subdivisions because they won’t look too different from other homes. [...]
Following World War II, a shift in how mobile homes were being used began forming. No longer reserved as temporary housing, mobile homes were designed to be increasingly more permanent. Mobile home communities sprang up, though many were zoned into rural or suburban areas on a city’s edge.
For decades, manufactured homes — called mobile homes until the early 1970s — have been built in factories and trucked to their new locale. Many were unloaded into mobile home communities, specialized zoning districts where residents own their house but rent the land underneath. [...]
In the past, a home attached to a trailer or visibly hoisted a few feet off the ground were tells of manufactured housing when they first popped up in neighborhoods. But many modern ones are virtually unrecognizable from site-built homes.
“They have the same walls, ceiling, sheetrock, windows and shingles,” said Dustin Brakemeier, who owns and operates manufactured home communities in Minnesota, South Dakota and Wisconsin. “One’s built in a factory, one’s built outside. They’re the same.’”
Changing zoning, mortgage rules
Pennsylvania Republican state Rep. Dan Moul, who owns a manufactured home park in Oxford Township in Adams County, recalled in an interview that zoning restrictions kept him from expanding the community into an adjoining parcel a few years ago. The township said the land was zoned exclusively for detached single-family residential housing.
“The bottom line is they look at mobile home communities as that’s where the poor riffraff lives, and we don’t want any more riffraff,” Moul said.
One of the big domino effects from the removal of the chassis requirement could be state banning or overriding restrictive local zoning policies that targeted manufactured homes. [...]
Alex Rodino, a real estate agent in Savannah, Georgia, who sells manufactured homes, said the stigma isn’t just among local governments and stodgy neighborhood groups. Some buyers, he said, are confusing modern manufactured housing with the image of older mobile homes.
“I think (that perception) is slowly changing as construction quality improves and traditional housing becomes less affordable,” said Rodino.
by Robbie Sequeira, Stateline | Read more:
Image: Jon King/Michigan Advance
[ed. See also: A New ROAD for Factory-Built Homes: States Must Act in Coming Year (Pew).]
Image: Jon King/Michigan Advance
[ed. See also: A New ROAD for Factory-Built Homes: States Must Act in Coming Year (Pew).]
