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Land Lease Community
- What is a Land Lease Community?
- Why did we choose to name the 'Mobile' class 'Land Lease Community' over 'Modular Home Park'?
- Are there differences in leasing a traditionally built home vs. a factory-built one in "Land Lease Communities"?
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Mobile vs. Manufactured vs. Modular
- What is the difference between Manufactured, Mobile, and Modular in Alberta?
- When did Alberta start only allowing Modular homes to be built?
- What is a “Standard”?
- What is the CSA A277 Standard?
- How do I know what standard the home is?
- Are the terms ‘Single-wide’, ‘double-wide’ etc., still used for modular homes?
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Serial Numbers
- What is a Serial #?
- Why are Serial #’s important?
- Where do I find the Serial #?
- What if the serial number is missing?
- What are the consequences for missing serial numbers?
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Taxes
- How are property taxes managed for homes on leased land in Alberta land lease communities?
- How are property taxes handled in land lease communities in Alberta?
- Sources
Land Lease Community
1. What is a Land Lease Community?
Land Lease Community is a type of housing arrangement where residents lease the land their homes are on, rather than owning it. Originally, this model was most common in mobile and manufactured home parks, but many Land Lease Communities now offer a broader mix of housing types, including manufactured, modular, and even site-built homes. This term better captures the variety of housing options available in these modern communities and reflects a shift from the traditional “trailer park” concept.
2. Why did we choose to name the 'Mobile' class 'Land Lease Community' over 'Modular Home Park'?
The term "Land Lease Community" was chosen as it more accurately represents the range of housing options typically found in these communities today. Unlike “Modular Home Park,” which might imply a focus only on modular homes, “Land Lease Community” includes traditional site-built homes, modular homes, and manufactured homes, making it a more inclusive and versatile term.
3. Are there differences in leasing a traditionally built home vs. a factory-built one in "Land Lease Communities"?
Yes, leasing arrangements in Land Lease Communities can vary depending on whether the home is traditionally built or factory-built (modular). These communities, like those managed by Parkbridge and Meadows of Morinville, provide residents with flexibility and affordability by offering both types of homes. Leasing in these communities generally reduces upfront costs and property taxes, as residents lease the land and only pay taxes on the home itself, not the land.
Factory-built modular homes, such as those available through Parkbridge and Jandel Homes, offer unique benefits. Constructed in a controlled environment, modular homes have faster build times, higher energy efficiency, and less environmental impact compared to traditional site-built homes. They also provide customizable options, meeting the standards of CSA A277 to match the durability and quality of traditional homes.
For more information, visit:
- Meadows of Morinville - Life in Our Land Lease Community
- Jandel Homes - The Modular Advantage
- Parkbridge - Why Land Lease
Mobile vs. Manufactured vs. Modular
1. What is the difference between Manufactured, Mobile, and Modular in Alberta?
Mobile Homes
Mobile homes, often referred to as trailers, were built before 1976. They were designed to be easily moved and typically had wheels and an exposed trailer coupler. These homes do not meet current construction standards and are considered outdated.
Key Points:
- Built before 1976
- Designed for mobility
- Do not meet current standards
Manufactured Homes
Manufactured homes are built in a factory and transported to the site in one or more sections. They are constructed to the CSA-Z240 MH (Manufactured Home) Standard (generally after 1976) a one-storey building providing a single dwelling unit only, constructed in a factory in one or more modules in conformance with CSA Z240 MH Series, ensuring safety and quality.
Key Points:
- Built to CSA-Z240 MH (Manufactured Home) standards post-1976 to June 1, 19981
- Transported in sections
- Constructed on a steel chassis, which allows for mobility if necessary.
Modular Homes
Modular homes are built in sections in a factory and assembled on-site. They adhere to the same building codes as traditional site-built homes and are placed on permanent foundations. Modular homes offer high customization and quality comparable to traditional homes.
Key Points:
- Built to CSA A277 standards
- Built in sections and assembled on-site
- Adhere to local building codes
- Placed on permanent foundations
2. When did Alberta start only allowing Modular homes to be built?
In Alberta, the CSA A277 standard became a requirement for factory-built homes starting June 1, 19981. This was part of the Alberta Building Code 1997 updates, which mandated that all off-site manufactured housing be certified by the Canadian Standards Association or an approved organization to confirm compliance with the code.
3. What is a “Standard”?
Standards are essential components of building codes, providing detailed technical specifications to ensure safety, quality, and consistency in construction. In Alberta, the Alberta Building Code (ABC) incorporates various standards to regulate the construction and certification of buildings, including factory-built and manufactured homes.
4. What is the CSA A277 Standard?
The CSA A277 standard, titled “Procedure for Certification of Prefabricated Buildings, Modules, and Panels,” is used to ensure that factory-built homes meet specific quality and safety standards. This standard is recognized in Alberta and is referenced in the Alberta Building Code (ABC) 20142.
5. How do I know what standard the home is?
Certification Labels: MHAPP emphasizes the importance of certification labels on modular homes. These labels indicate compliance with standards such as CSA A277 or CAN/CSA-Z240 MH. The labels are usually found on the exterior of the home or inside, often in a utility room or closet3.
Data Plate: The data plate inside the home provides detailed information, including the manufacturer, model, serial number, and the standards to which the home was built. This plate is a key resource for verifying compliance3.
Documentation: When purchasing a modular home, you should receive documentation from the manufacturer or dealer that includes certification details. This documentation confirms that the home meets the required standards3.
6. Are the terms ‘Single-wide’, ‘double-wide’ etc., still used for modular homes?
Yes, the terms "single wide" and "double wide" are still used, but they are more commonly associated with manufactured homes rather than modular homes. Here's a quick breakdown:
- Manufactured Homes: These terms are frequently used to describe the size and layout of manufactured homes. A ‘single wide’ is typically narrower and longer, built in one section, while a double wide is constructed in two sections and joined together on-site4 5.
- Modular Homes: While modular homes can also be built in sections, the terminology "single wide" and "double wide" is less commonly used. Instead, modular homes are often described by the number of modules or sections they consist of, such as "two-section" or "three-section" homes6.
Serial Numbers
1. What is a Serial #?
Factory-built homes in Alberta, a serial number is a unique identifier assigned to each home during the manufacturing process. This number helps distinguish one home from another, even if they are otherwise identical. The serial number is typically included on the CSA registration label, which is often found on the electrical panel, inside a kitchen cupboard, or on a separate plate or sticker7.
2. Why are Serial #’s important?
Identification: The serial number is crucial for identifying the home, especially for legal, financial, and insurance purposes. It ensures that each home can be uniquely tracked and referenced.
Compliance: The serial number indicates that the home has been built to specific standards, such as CSA A277 or CAN/CSA-Z240 MH. This compliance is necessary for meeting the Alberta Building Code requirements8.
Documentation: The serial number is recorded in various documents, including purchase agreements, warranty information, and insurance policies. It helps in maintaining a detailed history of the home3.
3. Where do I find the Serial #?
Specification Name Plate: This plate, labeled "Do Not Remove," provides detailed information about the home, including the serial number and CSA label number. It is usually located inside cabinets or on the electrical panel door8.
Steel Frame: For homes with a steel frame, the serial number might be stamped or marked on the frame itself8.
Exterior Label: Some homes have a small metal plate attached to the fascia or siding near the front door or at the back of the home8.
4. What if the serial number is missing?
If the serial number on a CSA A277 certified home is missing, there are several steps you can take to locate or verify it:
- Check Documentation: Look through any purchase agreements, financial documents, or insurance papers related to the home. These documents often include the serial number8.
- Inspect the Home: The serial number might be stamped on the steel frame of the home, or on a small metal plate attached to the frame or siding. Common locations include near the front door, on the electrical panel door, or inside cabinets8.
- Contact the Manufacturer or Sales Center: If the home was purchased through a sales center, they might have records of the serial number. The manufacturer can also provide this information if you have details about the home8.
- Real Estate Records: If the home was previously sold through a real estate agent, the serial number might be recorded in the RAE’s MLS® System8.
- Local Inspection Group: As a last resort, you can work with a local inspection group to get an Alberta Municipal Affairs (AMA) label for your home. This label indicates compliance with the National Building Code as adopted by Alberta, but it won’t replace the original CSA label or serial number8.
4. What are the consequences for missing serial numbers?
There can be significant consequences if a CSA A277 certified home is missing its serial number:
- Financing Issues: Lenders often require the serial number to secure a mortgage or loan against the home. Without it, obtaining financing can be difficult8.
- Insurance Complications: Insurance companies typically need the serial number to provide coverage. Missing this number can lead to challenges in getting or maintaining insurance8.
- Resale Problems: Selling the home can be problematic without a serial number, as potential buyers and real estate agents rely on it for verification and legal purposes8.
- Regulatory Compliance: The serial number is essential for proving that the home meets the required building standards. Without it, you might face issues with local building authorities8.
Taxes
1. How are property taxes managed for homes on leased land in Alberta land lease communities?
In Alberta, leased land typically does not have a LINC (Land Identification Numeric Code) number, which is used for titled properties. Instead, the tax roll number for homes on leased land in land lease communities is linked to the specific lot or parcel within the community.
Here's how it works:
- Tax Roll Number: Each lot or parcel in a land lease community is assigned a unique tax roll number by the municipality. This number is used to track property taxes for the land and any improvements on it, such as the home10.
- Municipal Taxation: The municipality issues property tax bills based on the tax roll number. Homeowners in land lease communities receive these bills directly and are responsible for paying the property taxes10.
- Community Management: While the land itself is leased, the community management ensures that all lots are properly registered with the municipality for taxation purposes10.
This system allows municipalities to efficiently manage property taxes for homes on leased land, ensuring that each homeowner pays their fair share.
2. How are property taxes handled in land lease communities in Alberta?
In Alberta, the approach to property taxes in land lease communities can vary but here are some common practices:
- Direct Billing: Most land lease communities have residents receive their property tax bills directly from the municipality. Each home has its own tax roll number, and homeowners are responsible for paying their property taxes directly to the local government11.
- Community Management: In some cases, the community management might collect property taxes as part of the monthly lease fee and then remit the taxes to the municipality. This is less common but can occur in certain communities13.
- Transparency and Accountability: Regardless of the method, the goal is to ensure transparency and accountability in property tax payments. Homeowners should be aware of how much they are paying in property taxes and what services those taxes fund11 12.
For specific details, it's best to check with the management of the particular land lease community you are interested in, as practices can vary slightly from one community to another.
Sources
1. Government of Alberta Information Bulletin Manufactured Homes (Archived)
2. CSA-A277-16 Procedure For Certification Of Prefabricated Buildings, Modules, and Panels 2014
3. Frequently Asked Questions: MHAPP – Modular Housing Association Prairie Provinces
https://mhaprairies.ca/frequently-asked-questions/
4. Single-Wide Vs. Double-Wide: A Guide - Rocket Mortgage
https://www.rocketmortgage.com/learn/single-wide-vs-double-wide.
5. Construction Terms - Manufactured Homes.com
https://www.manufacturedhomes.com/resources/glossary/construction-terms/
6. What Are Double Wide Modular Homes? | Preferred Homes
https://preferredhomesmi.com/modular/double-wide-modular-homes/
7. Alberta Real Estate Association – Practically Speaking: Manufactured Homes Information
https://www.albertarealtor.ca/post/blog-what-should-i-know-about-manufactured-homes
8. MHAPP – Serial and CSA Numbers
9. Code Compliance for Modular Construction - Canadian Home Builders
https://www.chba.ca/code-compliance-for-modular-construction/
10. An Introduction to Alberta Land Titles
11. Guide to Property Assessment and Taxation in Alberta
12. Guide to Property Assessment and Taxation in Alberta
https://www.gov.edmonton.ab.ca/public-files/assets/document?path=PDF/AB_GuidePtyAssmt_finrev.pdf