Real Estate September 11, 2023

Converting a Manufactured Home to Real Property: A Guide to a Permanent Foundation

Manufactured homes have come a long way from their mobile and temporary origins. Today, many homeowners choose to convert their manufactured homes into real property by placing them on a permanent foundation. This transformation not only adds stability but also increases the value of the home. In this blog post, we’ll guide you through the process of converting a manufactured home to real property with a permanent foundation.

Understanding the Difference

Before we dive into the conversion process, let’s clarify the distinction between a manufactured home and real property. Manufactured homes, also known as mobile homes or trailers, are initially designed to be movable. They are built on a chassis and wheels, making them easy to transport. On the other hand, real property refers to immovable structures, typically houses built on a permanent foundation. Converting a manufactured home to real property involves removing the wheels and placing it on a foundation.


Assess Local Regulations

The first step in the conversion process is to understand the local regulations and zoning laws governing manufactured homes and real property. Regulations can vary significantly from one location to another, so it’s crucial to consult your local planning and zoning department or a qualified professional to determine what is permitted in your area.

Obtain Necessary Permits

Once you’re familiar with the local regulations, you’ll likely need to obtain permits to proceed with the conversion. The types of permits required can include:

  1. Foundation Permit: This permit is essential for constructing the permanent foundation. It ensures that the foundation meets local building codes and standards.
  2. Building Permit: If you plan to make any modifications or additions during the conversion process, such as enclosing a porch or adding a room, you’ll need a building permit for those changes.
  3. Transport Permit: If your manufactured home needs to be moved to its new foundation, you may require a special transport permit.
  4. Utility Permits: Depending on your location, you might need permits for utility connections like water, sewage, and electricity.

Choose a Foundation Type

The choice of foundation is critical in the conversion process. Common foundation types for manufactured homes include:

  1. Concrete Slab Foundation: A solid concrete slab is poured directly onto the ground, providing a stable and durable foundation.
  2. Pier and Beam Foundation: This foundation type involves elevating the home above ground on piers and beams. It’s a cost-effective option that can accommodate uneven terrain.
  3. Full Basement: If local regulations allow, you can opt for a full basement, which offers additional living space and storage.
  4. Crawl Space: Similar to a basement, a crawl space foundation elevates the home but provides limited access for storage and maintenance.

Choose the foundation type that best suits your needs, budget, and local building codes.

Hire a Professional Contractor

Converting a manufactured home to real property with a permanent foundation is a complex task that requires skilled professionals. Hire a licensed contractor experienced in this type of work. They will ensure that the foundation is constructed to code and that all necessary permits are obtained.

Secure Your Home


Once the foundation is in place, secure your manufactured home to it using anchors and straps. This step is vital for safety and to meet code requirements, especially in areas prone to earthquakes or strong winds.

Final Inspections

Before considering your conversion complete, schedule final inspections with the local building authority. They will verify that all work was done according to the approved plans and local building codes. Passing these inspections is essential to finalize the conversion.


Converting a manufactured home to real property with a permanent foundation can enhance its value, durability, and overall appeal. However, it’s a process that requires careful planning, adherence to local regulations, and professional assistance. By following the steps outlined in this guide, you can successfully transform your manufactured home into a stable and valuable piece of real property. Always consult with local authorities and professionals to ensure a smooth and legally compliant conversion process.


Click here for Shasta County specific guidelines for placing your home on a permanent foundation.

Who do I recommend to do your manufactured home permanent foundation?  A local business right here in Redding.  Elmers Mobile Homes.

Call me with any questions about this process.  I’m happy to help.  530-242-1020