Manufactured Home

Contacts

Application Submittals:
building@gardencityidaho.org
Phone: (208) 472-2921

Structural Inspector:
Mike Davis
mike.davis@dbs.idaho.gov

Assistant Planner, Reviewer/Inspector:
Wyatt King
wking@gardencityidaho.org
Phone (208) 472-2905

Trades – Plumbing & Electrical:
(separate process)
Idaho Department of Building Safety 

Fire- reduced setback requests
City of Boise
https://www.cityofboise.org/departments/fire/

Submit a complete application package to building@gardencityidaho.org.

PLEASE NOTE: We will not accept incomplete applications or applications that refer to materials in other applications.  

Manufactured/Mobile Home Installation Permit Application

All manufactured and mobile homes require a permit prior to being occupied.

Please:

  1. Determine if you are in an approved park. If not in an approved park, your application will be processed as a single-family home. It will need to be declared real property with the Ada County Assessor (and verification submitted with your application). The home placement and standards including density, number of homes, frontage, garage, sidewalk, setbacks, etc. will need to meet single-family standards. Please refer to Garden City Code 8-4B-3 for more information.
  2. Make sure that the park and space are compliant to allow for the placement of the home. Please reference: Garden City Code 8-4J: Manufactured and Mobile Home Provisions.
  3. Have a licensed contractor.

A review of the submitted application materials is handled by the Assistant Planner. When the application is approved, an email will be sent to the applicant of record with the Install Permit, Plan Review and Site Plan. The email will include detailed instructions of all steps necessary to install your home with the required inspections. We recommend that you reach out to the individual reviewers/inspectors if you have questions.

Invoices must be paid in full prior to your permit being issued. Please make sure to print out a copy of the stamped approved plans to maintain on site and have your permit posted and clearly visible on the home. If the permit and plans are not available to inspectors, they may not perform the inspection, and this can result in additional charges. 

  • Grading
  • Foundation
  • Planning, includes verification of:
  1. There are 2 code compliant parking spaces (9’X21’)
  2. The space is at least 4,000 square feet
  3. Park Identification sign is code compliant
  4. Setbacks are at a minimum of:

                       i.    9’ front yard

                       ii.    20’ side (unless a reduction has been approved by the fire authority, then there is a 15’ minimum)

                       iii.    6’ rear 

  • There is a 40 square foot or greater storage space
  • There is a minimum of 120 square feet of usable outdoor space free from parking or storage for the home that is surfaced with concrete or other rigid material
  • The home is placed on an appropriately sized pad
  • The park contains 150 square feet of common open space per unit in the park
  • The space is identified with space numbers that reflect the actual space number (this is critical for emergency services)
  • Home is skirted.
  • Final, includes verification of:
  1. Code is compliant with Idaho Code section 44-2202
  2. There are no additions or overt alterations to the home
  3. Code complaint steps

**You must also obtain and complete a Plumbing Permit and Electrical Permit for connections from Idaho Department of Building Safety.

While the above provides the general inspections required, it is your responsibility to know which inspections to request and schedule. If you have any questions, please reach out to the individual inspectors.

Before you can occupy the structure, you must first obtain a Certificate of Occupancy.  To request a Certificate of Occupancy be sure:

  • All inspections are complete and approved.
  • The plumbing permit number has been provided to the City and shows final approval.
  • The electric permit number has been provided to the City and shows final approval.
  • All fees have been paid.
  • If the home is in a floodplain, please provide the final Elevation Certificate to the City.
  • The Manufactured Home Installation Basic Safety Inspection Checklist has been filled out completely by the installer and contractors and sent to building@gardencityidaho.org or drop it by City Hall.
Frequently Asked Questions

Applicable Regulations

Homes within a park:

Garden City Code 8-4J: Manufactured and Mobile Home Provisions

Idaho Manufactured Home Installation Standard

Homes outside of a park are treated as a single family home.

Garden City Code 8-4B-3

Required Documentation

Fees

For information regarding current fee amounts, please seethe  Fee link.  Please note that all process will incur additional resubmittal fees based on the number of resubmittals or reinspections required. 

  1. Placement Fee
  2. Foundation Review Residential Building Permit 
  3. Floodplain Review
  4. Trades (plumbing, mechanical, electrical)  re separate through DOPL

  1. Removal
  2. Erosion Sediment Control Review Initial Inspection + Final Inspection
  3. Plumbing  re separate through DOPL (for capping)
  4. Floodplain Review

  1. Admin
  2. Hourly Admin Review 
  3. Side setback reduction review (see NACFR fee schedule)

  1. Admin
  2. Planning Hourly Review
  3. Building Hourly Review

Homes within the Floodplain

Homes within the floodplain must be on a FEMA approved foundation. See FEMA p-85 for guidance.  An elevation certificate must be filled out by a licensed engineer or surveyor prior to issuance of a permit, as well as when the home is placed.

New Manufactured Homes: Must conform with Part 24 Code of Federal Regulations § 3285.301 (Subpart D - Foundations) and per Idaho Code §44-2201 (use of Manufacturer’s Installation Instructions required) in that the foundation plans must be certified and stamped by a Idaho-registered professional engineer or architect;

OR

Used Manufactured/Mobile Homes: The foundation plan must meet the requirements of the Idaho Residential code or shall be designed and stamped by an Idaho- registered engineer/architect.

Reduced Setback Requests

Code allows for a reduced side setback from 20'-15' between homes and other homes or structures.  However, this requires pre-approval that the park is capable of meeting space requirements and fire regulations.  If a reduction in setbacks is requested please submit a Planning Application form indicating that you wish for reduced mobile/manufactured home park setbacks and a site plan that is to scale that shows the whole park and dimensions for each space,  dimensions of the road, setbacks with a maximum sized home that can fit, the location and anticipated size of each shed, the location and size of each patio, and the location and size of each parking space.

Conversion to Real Property

Homes that are outside of mobile/ manufactured home parks must be converted to real property when they are placed.  An Ada County conversion to real property form is required.  These homes are considered single family, and are processed through the residential building permit process and must meet all applicable codes for a single family home.

If the home was previously placed without the Ada County conversion to real property form being completed, the city can sign the form via the Non-conforming Use Analysis process.  You must provide documentation that the home was placed with all applicable permits and reviews being completed.  If this documentation is not available, an analysis that your home meets current standards or standards at the time that it was placed is necessary.  Documentation needed includes:

  • A site plan with all structures on site and their setbacks to the property line, garage and parking locations including dimensions, the location of the sidewalk, and a landscaping plan. 
  • Documentation authenticating when the home was placed.  This can be photos with a date, dated Google imagery, other permits, etc.

It is also necessary to determine that the foundation is safe and you will need to submit documentation to completed by an Idaho registered design professional or structural engineer that includes:

 A soil compaction test (Geotech report) and ensure the foundation is not encroaching setbacks.

  • Ensure there is a continuous perimeter foundation wall along all exterior walls of the home.
  • Ensure perimeter foundation is permanently attached to the exterior walls of the home and can’t be removed without lifting the home.
  • Verify the footings were correctly sized and contain the appropriate steel reinforcement and are placed below grade and frost depth
  • Stemwalls, which support the exterior walls of the home, are adequate in height; ensure adequate crawl or basement space under the home.
  • Verify adequate foundation vents and location of the vents or verify conditioned crawl.
  • Ensure all running gear (including wheels, tow bar, axles, and springs, etc) have been completely removed from the steel frame of the home and from the crawl space and reattachment is not possible.
  • Ensure anchorage, tie-downs, and interior support piers are in the correct locations, and the correct spacing, attachments and embedment’s are under the home as per the RDP’s professional opinion.
  • Proper grading and drainage under and away from the manufactured home
  • No vegetation or debris in the crawl space
  • Minimum 6-mil vapor barrier in crawl space
  • Crawl access and correct size of access