Low-Priced Mobile & Manufactured Homes for Sale in Victoria BC

What Kinds of Homes You Will Find

Most homes in this range are single-section manufactured homes, the classic single-wide, built to the CSA Z240 MH standard or one of its earlier editions, which were titled "Mobile Homes". Some have been widened over the years with additions, and a few are older multi-section homes. Watch for two other types that can appear at low prices:

• Park model trailers are built to CSA Z241 as recreational units and are exempt from the Manufactured Home Act. Confirm that the park and the local rules allow one to be lived in year round before you buy.
• Small new homes of 500 to 700 square feet occasionally list under $300,000 in the Hawthorne area near Saanichton, where the surrounding communities are on Tsawout land. Confirm the land status of any such listing: on reserve land, the lease, not provincial tenancy law, sets your rights.

Pad Rent Is Part of the Price

A $200,000 home with a high pad rent can cost more each month than a $280,000 home with a low one, and the rent you inherit matters more than any list price. In a park on municipal land, rent is governed by the Manufactured Home Park Tenancy Act: one increase every 12 months, three full months' written notice on the approved form, and a cap of 2.3% for 2026 plus a proportional share of higher local government levies and regulated utility fees. The province has set the 2027 cap at 2.2% plus the same proportional amount. Ask the seller for the current rent, the date of the last increase and a copy of the tenancy agreement and park rules.

A landlord can also apply to the Residential Tenancy Branch for an additional increase above the cap, but only for significant repairs that are not expected to recur, an extraordinary rise in park operating costs, or unforeseeable financing costs from buying the park. Any such increase must apply to all sites at the same percentage. Ask the seller whether an application is pending, because it would apply to you too.

Buying in a Park: How Assignment Works

When a home stays in the park, the seller asks the landlord to consent to assigning the tenancy to you. The process is set out in sections 44 to 48 of the Manufactured Home Park Tenancy Regulation:

• The seller signs a request on the approved form. You supply your current and past addresses with landlord references, two personal references, consent to a credit check, and a signed promise to follow the tenancy agreement and park rules. In a 55+ park you also give proof of age.
• The landlord must answer within 10 days, with reasons for any refusal. No answer in that time counts as consent.
• The landlord can refuse only on listed grounds. Examples: credit information suggests you are unlikely to pay or follow the rules; no occupant qualifies in a 55+ park; you will not live there and plan a business use, or already own more than one home in the park; your references cannot be reached; the seller owes rent; or the home fails legally required health and safety standards.
• The landlord cannot charge a fee for considering or consenting to the assignment.

With an assignment you step into the seller's agreement, keeping the same pad rent and the same next increase date. Without one, you sign a new agreement and the landlord can set any rent, which can change the value of the home overnight. If you think a refusal is unreasonable, you can apply to the Residential Tenancy Branch for dispute resolution.

Month to Month, Fixed Term and Ending a Tenancy

Most park tenancies here are month to month. A fixed-term tenancy that does not require you to leave carries on month to month on the same terms when the term ends. You can end a periodic tenancy with one month's notice. A landlord's notices are limited to set grounds, such as a 10-day notice for unpaid rent, which you can dispute within five days, or a one-month notice for cause, disputable within 10 days. When a tenant dies, the tenancy passes to the estate, which is responsible for the rent.

Age and Structural Issues in Older Homes

A home built in the 1960s or 1970s can give years of good service, but it needs a careful inspection by someone who knows manufactured homes:

• Registration number: the BC Financial Services Authority notes that a registry number starting with A, B or Z often means a home built before April 1, 1978 that may never have been registered and may not meet CSA standards.
• The 1992 line: a home built after May 15, 1992 must have met the prescribed CSA standard when built. A seller of a used home must disclose in writing whether it complies, unless the home was built on or before that date.
• Aluminum wiring: common from the mid-1960s to the late 1970s. The risk is at the connections, which can be fixed with rated devices or copper pigtails, and some insurers want an inspection or replacement first.
• Poly-B plumbing: polybutylene pipe was used from about 1978 to 1997. Insurers may charge more, require replacement or decline coverage.
• Additions: porches, sunrooms and carports are not covered by the home's label and need approval from the local government. Unpermitted wiring changes need a permit, an inspection and a new label.
• Wood stoves: only certified appliances may be sold in BC, and a stove in a manufactured home must be listed by its maker for that use, typically with an outside air kit and a base fastened to the floor.
• Roof, floor and setup: look at the roof membrane, soft spots in the floor, moisture under the home, the skirting and the levelling blocks and tie-downs.

The CSA Label and the Silver Label

Under the Electrical Safety Regulation, a used manufactured home may be sold only if it carries an approval label, whether or not it is registered. The registry notes that the CSA decal is usually near the front door or on the electrical panel, while the maker's specification plate is often inside a kitchen cupboard. Labels must never be removed or covered.

If the label is missing, a letter from the manufacturer is not enough. Where the original documents exist and no unpermitted work has been done, Technical Safety BC may inspect the home and apply a silver label. Otherwise a licensed electrical contractor takes out a silver-label permit, inspects and corrects the wiring and files a declaration, and Technical Safety BC then inspects and fixes the silver label to the panel cover. Allow for that time and cost in your offer. Realtors have been found liable for failing to check for a valid label.

Financing a Lower-Priced Home

Because a park home is personal property, many lenders offer only a chattel loan at a higher rate and shorter amortization, and some decline older homes outright. Age can also limit insurance, which lenders require. CMHC's chattel financing applies to new homes, not resales. Many buyers at this price pay cash. Whatever you do, order a combined Manufactured Home Registry and Personal Property Registry search: an unpaid loan registered against the home follows it to the next owner unless it is paid out on closing. A used home bought for residential use is exempt from PST, and a sale recorded only in the registry generally does not attract property transfer tax.

Closing the Purchase Through the Registry

A park home changes hands in the BC Manufactured Home Registry, not the Land Title Office, and the sale is only effective once the transfer is registered. A lawyer or notary normally files a Bill of Sale (Form 30) and a Notice of Transfer (Form 28) and pays out any registered loan. A registry search shows the registered owner, the home's location, serial number, make, model, year, CSA number and decal number, and costs a few dollars online.

If you ever need to move the home out of the park, you need a transport permit (Form 26), which is issued only on a tax certificate showing property taxes are paid. A permit is not needed to move within the same park.

Lower-Priced Homes on Reserve Land

A low price on reserve land can reflect a short or uncertain land interest rather than the home. Before buying, find out whether you are taking over a registered sublease with a fixed expiry, a permit, or a simple monthly rental, and get a parcel abstract from the Indian Lands Registry or the First Nation's land register showing the head lease and its end date. The Manufactured Home Park Tenancy Act does not apply on reserve, so rent increases, sale approvals and closure terms all come from your agreement and the First Nation's laws. Property tax is paid to the First Nation, and on Tsawout land a lease transfer can attract the Nation's own property transfer tax.

Redevelopment Risk in Older Parks

Older parks often sit on valuable land, and Greater Victoria has seen several close or shrink. Off reserve, a landlord needs all required permits before giving 12 months' notice, and each tenant receives $20,000. If the home cannot be moved, the tenant can also claim its BC Assessment value minus $20,000. For an older home with a low assessed value, the $20,000 is often the larger figure.

• Thetis Lake, View Royal (2017): 17 homes in a trailer park zoned for campground use were offered $10,000 each when the land was sold for development, before the current compensation rules took effect.
• Tri-Way, Langford: residents learned of a sale in 2019, and council approved a rezoning in August 2020 that shrank the park. The first new building was a 58-unit affordable rental from the Capital Region Housing Corporation.
• Woodlands Park, Langford: the City bought this six-acre park of about 40 homes in 2025 for a public park. Tenants can stay to January 31, 2030, and the City will buy homes at assessed value plus 10%.

On reserve land the provincial rules do not apply. At Triple Oaks on Craigflower Road, on Songhees land, the owners of 41 homes, renting their pads month to month, were given about eight months' notice for a rental development and received no compensation, and only three homes were moved. In the Heywood v. Songhees Nation litigation over another closing park, the courts found that residents who believed they held 99-year leases were month-to-month tenants, and in 2026 the Court of Appeal confirmed that no compensation was owed.

A Checklist Before You Offer

• The tenancy agreement or lease, the park rules and the current pad rent with its last increase date.
• A Manufactured Home Registry and Personal Property Registry search.
• The CSA or silver label, the year built and the registry number.
• An inspection covering wiring, plumbing, roof, floor and the setup under the home.
• Insurance quotes before you remove conditions.
• Whether the landlord has applied for an additional rent increase or given notice of any park rule change.
• On reserve land, a parcel abstract and a lawyer's review of what interest you are buying.

Lower-Priced Manufactured Home Questions

Can I get a mortgage on a 1970s mobile home?

Sometimes, through a chattel loan or a credit union that knows the park, but many lenders decline homes of that age. Plan for cash or a larger down payment, and confirm financing and insurance before you firm up.

Can the park refuse my buyer when I sell?

Only on the grounds listed in the regulation, and only if the landlord responds within 10 days. The landlord cannot charge a fee for the assignment.

Is there property transfer tax on a park home?

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 with your lawyer or notary, especially for a home on owned or reserve land.

Can I move an older home to a different park?

Moving needs a transport permit, which is issued only once property taxes are paid, plus a park with a vacant pad that will accept the home. That can be hard to find for an older home, so most are sold where they sit.