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An alternative way to ID homes built in
factory is by the year built rather than by mobile, trailer, modular, etc. Most common home built in a
factory, is the HUD Manufactured home. It can be identified by the red label. It
must be accepted by each jurisdiction. But, the jurisdiction can require that it
be sited in selected areas. Manufactured home is built to the HUD
Construction Code. All construction codes ensure that the home is safe to live
in. Proper Installation and Set Up of
Manufactured Homes is essential. Follow local jurisdiction or manufacturers
installations requirements. (Remember that 80% of complaints are directly
related to improper installation). BRIEF HISTORY OF COLORADO HOMES THAT ARE BUILT IN A
FACTORY For
the most part people use the terms mobile, modular, manufactured, HUD, UBC and
trailer interchangeably when referring to homes that are built in a factory. In
order to avoid confusion, one should “label” the kind of house they are
talking about after determining the year and construction code/standard the
subject home was built in compliance with. ANSI A119.1 STANDARD – 1950s TO MARCH 1971 From
the early 1950s the American National Standards Institute (ANSI) A119.1 was the
standard used by the Mobile Home Industry to build mobile homes. The
definition of a mobile home built in compliance with the A119.1 standard was: A
factory assembled structure or structures equipped with the necessary service
connections and made so as to be readily movable as a unit or units on its
(their) own running gear and designed to be used as a dwelling unit(s) without a
permanent foundation. This
standard was divided into four parts: “Body and Frame Design and Construction
Requirements; Plumbing Systems; Heating Systems and; Electrical Systems” Until
March 1971, a home that was manufactured in a factory may or may not have been
built in compliance to the ANSI A119.1 Standard. A few jurisdictions, like
Denver, had inspection code and requirements for these homes but, overall, most
local jurisdictions plus state and federal governments did not regulate how they
were constructed. 1970 – CREATION OF THE COLORADO DIVISION OF HOUSING The
Colorado Division of Housing (Division) was created by the Colorado Housing Act
of 1970 (CRS 24-32-701). The primary purpose for the Division was to establish
and enforce construction codes/standards for all homes that were built in a
factory. The
Colorado Housing Act defines Factory Built Housing as: “…any Structure …
including a mobile home … assembled in manufacturing facilities … for
installation … on the building site. Factory-built housing .. sold or offered
for sale … must bear an insignia of approval issued by the Division.” Beginning
in March 1971, and approximately every three years thereafter, the Colorado
Housing Board adopted resolutions which establish “Factory Built Housing
Construction Codes” for all homes built in a factory. These resolutions
ensure(d) that: (2)
Factory Built manufacturers are inspected and certified to confirm that
all homes built in and shipped to Colorado are constructed in compliance with
the Uniform Building Code (UBC), and other construction codes, as adopted by the
Division. Factory Built (FB/UBC) insignias are issued and put on each home. (See
sample “Factory Built” insignia) ANSI A119.1 STANDARD PROGRAM – MARCH 1971 TO DECEMBER
1976 Division
regulation of the mobile home program ended when the HUD program started.
Division records show that the last Colorado mobile home insignia was issued in
December 1976. There
have never been any federal laws governing the construction and inspection for
“new” and “used” homes built to the ANSI A119.1 Standard. Additionally,
state laws do not address remodeling or rehabilitation of “used” ANSI
Standard homes after they are sited. Furthermore, the establishment and
enforcement of codes related to on-site construction activities, such as
installation/set-up, utility hook-ups, rehabilitation, remodeling, or other
on-site construction work is at the discretion of the local jurisdiction. UNIFORM BUILDING CODE (UBC) PROGRAM – 1971 TO PRESENT In
1981, the Division also began inspecting “new” homes that were built in a
factory. These homes are issued a Colorado Division of Housing Factory Built
Home Certification Insignia.” This insignia which is placed under the kitchen
sink area of each home, means the home was constructed in compliance to the UBC,
and other construction codes, as adopted by the Division at the time the house
was built. The state’s regulation of the “FB/UBC” housing program is still
in place and insignias are still issued by the Division for all homes produced
in and shipped to Colorado. There
have never been federal laws that apply to “new” or “used” homes built
in a factory to the UBC. Furthermore, state laws do not address remodeling or
rehabilitation of “used” factory built homes after they are sited. The
establishment and enforcement of codes related to on-site construction
activities, such as installation/set-up, utility hook-ups, rehabilitation,
remodeling, or other on-site construction activities is at the discretion of the
local jurisdiction. HUD MANUFACTURED HOUSING PROGRAM – JUNE 1976 TO PRESENT Title
VI, Sec., 601 of the Housing and Community Development Act of 1974 established
the National Manufactured Housing Construction and Safety Standards Program.
This program has an effective date of June 15, 1976. Definition
of HUD Mobile Home: “ …
built on a permanent chassis and designed to be used as a dwelling with or
without a permanent foundation …” See August 1982 amendment, below. State
and Local Preemption: “Whenever … mobile home construction and safety
standards … under this title is in effect, no State or political subdivision
of the State shall establish or continue in effect … any standard regarding
construction or safety … which is not identical to the federal standards” Structural
Design: Each mobile home shall bear a data plate stating that the home has been
designed to comply with the HUD construction standards in force at the time of
manufacture. Certification
label: Certification that home has been inspected in accordance with HUD
requirements and is constructed in conformance with HUD Standards. AUGUST 1982 – AMENDMENT TO HUD MANUFACTURED HOUSING
PROGRAM In
June 1976, the Division began participation in Manufactured Housing Program (CRS
24-32-715) as an HUD approved certification and construction inspection agency (IPIA)
for all homes built in Colorado in compliance to the HUD Construction and Safety
Standards. The Division also became a HUD approved State Administration Agency (SAA)
which consist of conducting investigations and making determinations on consumer
complaints from Colorado owners of HUD homes. Federal
law and regulations govern the construction of “new” homes built to the
Manufactured Home Construction and Safety Standards. No state or political
subdivision of a state can change or establish any standard applicable to the
performance of “new” manufactured housing which is not identical to the HUD
Standard. These
homes have a permanent red HUD label attached to the tail light end (outside)
and approximately one foot up from the bottom of the house. This label states
that this home has been inspected and constructed in compliance with the HUD
Standards. Federal
and state laws do not address remodeling or rehabilitation of “used” HUD
Standard homes after they are sited. The establishment and enforcement of codes
related to on-site construction activities, such as installation/set-up, utility
hook-ups, rehabilitation, remodeling, or other on-site construction work is at
the discretion of the local jurisdiction. MANUFACTURED HOUSING SNOW LOAD REQUIREMENTS FOR COLORADO Section
604(d) of the National Manufactured Housing Construction and Safety Standards
Act of 1974 (“Federal Act”), 42 U.S.C 5403(d), states: Whenever
a Federal manufactured home construction and safety standard established under
(the Federal Act) is in effect, no state or political subdivision of a State
shall have any authority … to establish … with respect to any manufactured
home covered, any standard regarding construction or safety applicable to the
same aspect of performance of such manufactured home which is not identical to
the Federal manufactured home construction and safety standard. With
regard to snow loads, the HUD standard specifically places all of Colorado in a
30 pound per square foot (“psf”) snow load zone. Nevertheless, HUD
appreciates the concern localities have in protecting their residents in areas
where snow amounts are extremely high and historically has allowed localities
the following options to address snow load concerns. They might pass an
ordinance permitting manufactured home owners the options to: (1) bring in a
home that complies with the 30 psf HUD Standard, but require, as a prerequisite
to installation, that a protective shelter, meeting the local snow load
requirement, be built over the home; (2) that the home owner or manufactured
home park owner provide for a snow removal maintenance program for the home; or
(3) that the home built with a roof complying with the local snow load
requirements. By providing the above, the locality is providing options that
include compliance with the HUD Standards. OTHER DIVISION OF HOUSING CONSTRUTION CODE PROGRAMS In
addition to factory-built UBC and HUD manufactured home programs, Division of
Housing is also responsible for administration and enforcement
of construction standards for the following programs: January
1992 to Present: Factory Built Non-Residential (FB N/R) structures are offices,
banks, schools, and other commercial buildings. These factory built structures
are manufactured to comply with the UBC, Uniform Plumbing Code, Uniform
Mechanical Code, and the National Electrical Code. They are issued a CDOH
Nonresidential Certification Insignia, affixed in a visible located as indicated
on the approved plan, informing local building officials that these structures
were built in compliance with the above mentioned codes. State regulations apply
to all structures produced in or shipped to Colorado. 1971
– Present: The Colorado Housing Act of 1970 also requires that “the State
Housing Board establish uniform construction and maintenance standards for
hotels, motels, and multiple dwellings in those areas of the state where no such
standards exist...” In compliance with this mandate, Division of Housing
requires that all apartment houses, congregate residences accommodating more
than 10 people, hotels, motels, multi-family housing with three or more units,
and lodging houses (i.e., bed and breakfast) with six or more guest rooms be
issued building, plumbing and mechanical permits and be inspected for compliance
with applicable life and structural requirements. These
structures are built to comply with the Uniform Building Code, Uniform Plumbing
Code, Uniform Mechanical Code and the National Electrical Code. MANUFACTURED BUILDINGS Definitions: New
– first owner-installed at first site Used
– any unit relocated from its initial installation site, or in the same
location since the final inspection. Temporary
Set – manufactured home park, or private land installed without a frost
foundation, i.e. concrete blocks and earth anchors per Section 16-2-703 (d).
PPRBC. Structural changes allowed with engineering. Also Plumbing, Mechanical
and Electrical work is allowed. Permanent
Set – installed on a permanent foundation complying with Chapter 18 of the UBC
with or without a basement and anchored to that foundation per 16-2-703 (3)
PPRBC. Structural changes allowed with engineering. Also Plumbing, Mechanical,
and Electrical work is allowed. PPRBC
– Pikes Peak Regional Building Code HUD
Identification – Red tag attached to the frame outside the unit, tags are
required for each separate unit. A information/installation book and data sheet
is provided, located in the master bedroom closet, utility room, or kitchen. UBC
Identification – A tag under the kitchen sink from the Colorado Division of
Housing and an information/installation book and a data sheet is provided. UBC
Factory Built Non-Residential (FB-NR) – Complies with UBC, UPC, UMC & NEC.
Exempt from local energy code and local amendments to the uniform codes. REQUIRED INFORMATION FOR OBTAINING A PERMIT IN A MOBILE
HOME PARK Temporary Set – Mobile Home parks (city or county) 1. Zoning approval 2. Floodplain approval for new spaces in new parks (replacement of home does not require floodplain approval except in the following parks A-1 Mobile Village, 1025 Gardner Street; Circle Drive Mobile Home Park, 2840 S Circle Drive; Graham’s Mobile Home Park, 3115 Glenarm Rd-Units 4-15 and 26-31; Stratmoor Valley-15 El Paso Blvd, Manitou Springs 3.
Copy of manufacturer data sheet REQUIRED INFORMATION FOR OBTAINING A PERMIT ON PRIVATE
LAND Temporary Set 1. Zoning approval 2. Enumeration 3. Floodplain 4. Utility receipt (septic permit) 5. Driveway permit (El Paso County only) 6. Copy of manufacturer data sheet 7.
FB-NR Copy of State of Colorado Approved Plans and M, E, P plans Permanent Set 1. Same as abobe in Temporary set 2. Foundation engineering (original wet stamp by State of Colorado Licensed Engineer) and Soils Report Inspection Requirements – For any manufactured buildings listed below New HUD approved units – utility connections, foundation and attachment to the foundation or earth anchors and marriage wall. If a basement is part of the foundation, all of the PPRBC will apply to this area. New UBC approved units – utility connections, foundation and attachment to the foundation or earth anchors and marriage walls. If a basement is a part of the foundation, all of the PPRBC will apply to this area. Used HUD or UBC manufactured homes that are moved and not altered will require inspections as for new installations. As listed above. Alterations to HUD or UBC, units shall have original wet sealed engineering for structural changes and all alterations shall comply with the PPRBC, i.e. engineered foundation, complete plans, building, plumbing, mechanical, and electrical permits. UBC
(FB-NR) approved units – utility connections, foundation and attachment to the
foundation, marriage walls, electrical connections between units, plumbing
systems tested i.e. PTO, mechanical gas piping tested and final inspections. |