All Manufactured & Mobile Homes for Sale in Victoria BC

Where Manufactured Homes Are in Greater Victoria

Manufactured homes are concentrated in a handful of places, and each has its own land rules:

• Langford: long-established parks around Spencer Road, Selwyn Road near Mill Hill and Florence Lake Road, on municipal land, with a Mobile Home Park (RH1) zone in Langford's zoning bylaw.
• Sooke: parks along Sooke River Road, Blythwood Road in Saseenos, Grant Road, Church Road and West Coast Road, with a Manufactured Home Park (MHP) zone in the District's zoning bylaw.
• View Royal: the Glentana-area parks off Craigflower Road sit on Songhees Nation reserve land (New Songhees IR No. 1A). The Nation says its first mobile home parks opened in the early 1960s.
• Central Saanich: the communities near Saanichton on Tetayut Road, Stautw Road and Central Saanich Road are on Tsawout First Nation land (East Saanich IR No. 2). Central Saanich's zoning bylaw excludes First Nations lands and has no park zone of its own.
• Sidney: Summergate Village is a bare land strata. Its owners hold title to their lots, and since July 1, 2024 it has its own R4 zone in place of a 1978 land use contract.

Four Ways to Own a Manufactured Home Here

Before comparing prices, find out which of these structures a listing uses. It decides what you are actually buying.

Rented Pads and the Manufactured Home Park Tenancy Act

In a park on ordinary municipal land you own the home and rent the site under the Manufactured Home Park Tenancy Act. The agreement must be in writing and set out the rent, the services included, the park rules and the site boundaries measured from a fixed point. A fixed-term tenancy that does not require you to leave carries on month to month on the same terms. The key protections:

• Rent can rise once every 12 months, with three full months' notice on the approved form. For 2026 the cap is 2.3% plus a proportional share of increases in local government levies and regulated utility fees, divided by the number of sites. The province has set 2027 at 2.2% plus the same proportional amount.
• The landlord cannot take a security deposit or a pet damage deposit for a pad.
• Park rules must be reasonable and serve a purpose the regulation allows. Changes need three months' notice, and since April 30, 2024 a landlord without a park committee can change them only once a year.
• When you sell, the landlord's consent to assign the tenancy cannot be refused except on listed grounds, and the landlord cannot charge for it. The under-$300,000 page walks through the assignment process.

Reserve Land: Head Leases, Subleases and the Parcel Abstract

Reserve land is held by the Crown for the use and benefit of the band. It cannot be bought outright, so a non-member home owner holds a lease, a sublease or a permit. Two arrangements are common in Greater Victoria.

Designated band land. The band designates the land for leasing, and a head lease is granted to a developer or park operator, who subleases individual lots to home owners. Indigenous Services Canada says a head lease needs band council consent and must be for a fixed term, while most subleases do not need the Minister's consent. Your sublease can never outlast the head lease above it, so the head lease expiry date is one of the first things to confirm.

Certificate of Possession land. A band member can hold an allotment evidenced by a Certificate of Possession (CP) under section 20 of the Indian Act. Only members can hold a CP. Under the Indian Act, an agreement letting a non-member occupy reserve land is void unless it is made through a lease or a written permit, so a park on CP land should rest on a section 58(3) lease, which the Minister grants on the CP holder's behalf, or a section 28(2) permit. Under a land code, the code sets the equivalent rule: on Tsawout land, for example, a grant to a non-member needs Council's written consent. Ask exactly what document your occupation rests on.

The parcel abstract. Interests in Indian Act reserves are recorded in the Indian Lands Registry System, not the BC Land Title Office. A parcel abstract report lists every instrument registered against a lot: the head lease, subleases, assignments, mortgages and permits. The registry does not guarantee title the way the provincial system does, so a lawyer should check that your interest and every interest above it is registered and in good standing before you buy.

Land codes. Tsawout, Songhees, T'Sou-ke, Esquimalt Nation, Beecher Bay and Tseycum operate under their own land codes, where the Nation grants interests and keeps its own register instead of the Minister. Tsartlip and Pauquachin remain under the Indian Act land rules, with Pauquachin developing a land code.

Financing Ramifications of Each Structure

• Rented pad: the home is personal property, so many lenders offer only a chattel loan at a higher rate and shorter term, or decline older homes. A lender's security is registered in the Personal Property Registry, not on a land title. CMHC insures chattel financing for new homes that are not permanently attached to land.
• Designated reserve land: section 89 of the Indian Act protects property of a band or member on reserve from seizure, but section 89(1.1) allows mortgages of leasehold interests in designated lands. Indigenous Services Canada says such a mortgage is not valid until a mortgage acknowledgement agreement is signed with the department and the band. Lenders commonly want the lease to run at least five years past the end of the amortization.
• Land code reserve land: the land code sets the rules. Tsawout's, for example, limits a leasehold mortgage to the lesser of the lease term, 25 years or another approved period.
• CP land: financing is the hardest to arrange, and many buyers pay cash.
• Owned lot: the land supports a conventional mortgage. A home permanently attached to land the owner holds can be exempted from the Manufactured Home Registry with a residential exemption.

Redevelopment Risk: Why the Land Rules Decide the Outcome

On municipal land, a landlord who wants to close or convert a park must first hold all the permits and approvals the law requires, then give at least 12 months' notice. Each tenant receives $20,000, and if the home cannot be moved, the tenant can claim its latest BC Assessment value minus that $20,000. If the landlord does not go ahead, a further payment of the greater of $5,000 or 12 months' rent applies. These rules have applied since June 6, 2018.

Local outcomes have varied. Langford rezoned the Tri-Way park on Spencer Road in 2020, shrinking it to make room for new housing, and in 2025 the City bought Woodlands Park, letting tenants stay to January 31, 2030 and offering to buy homes at assessed value plus 10%. On reserve land the provincial protections do not apply, and residents of parks on Songhees land have been given notice without compensation. The under-$300,000 page covers these cases in more detail.

The Home Itself: Types, Labels and the Registry

Most homes here are built to the CSA Z240 MH standard for manufactured homes, in single or multi-section plans. Modular homes are certified under CSA A277 to the building code. Park model trailers built to CSA Z241 are recreational units and fall outside the Manufactured Home Act.

A home must be registered in the BC Manufactured Home Registry before it can be sold, and a sale only takes effect once the transfer is registered. A used home can be sold only if it carries an approval label. If the label is missing, Technical Safety BC can inspect and apply a silver label. The under-$300,000 page covers labels and older-home issues in detail.

Taxes When You Buy and Own

Property transfer tax is triggered by registration at a land title office, so a home on a rented pad that changes hands only in the Manufactured Home Registry generally does not attract it. Confirm this with your lawyer or notary. On reserve, Tsawout has its own property transfer tax law, in force since 2023, on lease transfers. A used manufactured home bought for residential use is exempt from PST. Annual property tax goes to the municipality off reserve, where the provincial home owner grant can apply. On reserve it goes to the First Nation, where the provincial grant does not apply.

Comparing the True Monthly Cost

Because the land arrangement changes what you pay every month, compare manufactured homes on their total monthly cost rather than the asking price alone:

• Pad rent or lease rent: the monthly site rent in a park, or the annual or prepaid rent under a lease. A prepaid lease shifts that cost into the purchase price.
• Rent review terms: in a provincially regulated park, increases follow the annual cap. On reserve, a lease may set rent reviews at fixed intervals with no cap.
• Property tax: billed in your name by the municipality or, on reserve, by the First Nation under its own taxation law.
• Insurance and upkeep: older homes can cost more to insure, and some insurers want updated wiring, plumbing or heating first.
• Strata fees: on a bare land strata lot, monthly fees cover the roads, services and common facilities the owners share.

Greater Victoria Manufactured Home Questions

Is a manufactured home real estate in BC?

A home on a rented pad is personal property, recorded in the Manufactured Home Registry rather than on a land title. A home permanently attached to land its owner holds can be exempted from the registry and treated as part of the property.

Can I buy the land under a park home?

Only where the community is a bare land strata or a freehold lot. In a rented-pad park you own the home alone, and on reserve land you can hold a lease or sublease but never the land itself.

Does the province cap pad rent on reserve land?

No. The Manufactured Home Park Tenancy Act does not apply on reserve, so rent and rent reviews follow your lease or agreement and any First Nation law.

What should I ask for before making an offer?

The tenancy agreement or lease and park rules, a Manufactured Home Registry search, a parcel abstract on reserve land, the CSA label details, and the pad rent with the date of the last increase.