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Listings, map and statistics cover manufactured and mobile homes, in parks and on their own land, on Vancouver Island north of the Malahat and the nearby Gulf Islands, as listed through the Vancouver Island Real Estate Board. For Greater Victoria, see Greater Victoria manufactured homes.
Mobile, manufactured and modular homes in parks and on their own land, from Nanaimo and Parksville to the Comox Valley, Campbell River, the Cowichan Valley, Port Alberni and Port Hardy.
Browse current Vancouver Island manufactured homes for sale: single-wide and double-wide mobile homes, newer manufactured homes and modular homes, whether set on a rented pad in a park, on a bare-land strata lot or on land you own outright.
They are the lowest-cost way into a detached home in most Island communities, and they turn up almost everywhere north of the Malahat, from parks in Nanaimo, Parksville, Courtenay and Campbell River to rural lots in Errington, Black Creek and the Alberni Valley.
Buying one is not the same as buying a house. Ownership may be recorded in the Manufactured Home Registry rather than the Land Title Office, the land under the home may be rented, and financing, insurance and taxes follow their own rules. This guide sets out how those rules work in BC, then looks at the market region by region.
This page shows every listing classed as a manufactured home on the Vancouver Island Real Estate Board. Most sit in manufactured home parks, many of them 55+, where the price buys the home alone and a monthly pad rent pays for the site. The rest are on fee-simple lots, acreages or bare-land strata lots, where the land is part of the sale and the price is usually much higher.
Ages run from 1960s single-wides to homes delivered in the last few years, and one park can hold both. Compare homes of similar age, width and setting, and weigh the pad rent and the land arrangement before the asking price. Age-restricted parks also appear on the Vancouver Island 55+ properties page.
There are three common setups. In a park, you own the home and rent the site under the Manufactured Home Park Tenancy Act. In a bare-land strata, you own a surveyed lot and a share of common property, and the Strata Property Act, its bylaws and strata fees apply instead. On your own land, the home can be registered as exempt from the Manufactured Home Registry and treated as part of the land, so it is bought and sold like a house. A park on First Nations reserve land is outside the Act altogether, and a home owner’s rights there come from the lease or sublease.
Pad Rent and Park Rules
Pad rent can rise once every 12 months, with three months’ notice on the approved form, by no more than the provincial maximum: an inflation-based percentage plus a proportional share of any increase in the park’s local government levies and regulated utility fees. A park landlord cannot take a security deposit. Park rules must be reasonable, apply fairly to all tenants and be disclosed in writing before you sign, and a landlord without a park committee can change them only once a year, on three months’ notice.
Buying a Home That Stays in the Park
The seller asks the landlord to consent to assigning the pad tenancy to you. The landlord must answer within 10 days or is deemed to consent, can refuse only on grounds in the regulation, such as poor credit or references, an occupant under a 55+ park’s age limit or a home that fails health and safety standards, and cannot charge a fee. With an assignment, the pad rent and the date of the next increase carry over to you; without one, you sign a new agreement and the landlord can set a new rent.
If a Park Closes
A park owner who holds all the permits and approvals needed to redevelop can end tenancies with at least 12 months’ notice and must pay each home owner $20,000. If the home cannot be moved, its owner can also apply for the amount by which its latest BC Assessment value exceeds $20,000. Because the permits come first, a rezoning application is usually the earliest public sign of a closure.
The Manufactured Home Registry
Homes that are not exempt are recorded in the BC Manufactured Home Registry. No home can be sold or moved unless its ownership is registered, and a sale takes effect only when the transfer is filed through a lawyer, notary or other qualified supplier. A combined search shows the registered owner, the home’s description and location, and any liens from the Personal Property Registry. Because a park home changes hands in the registry rather than the Land Title Office, its sale does not normally trigger property transfer tax, while a home sold with its land is taxed like any other property; confirm both points with your lawyer or notary.
CSA Labels and Age
A manufactured home should carry a CSA label, Z240 for mobile and manufactured homes or A277 for modular homes, usually on the outside wall near the front door or on the electrical panel. The registry says a home cannot be sold without its original, legible label; for a used home that has lost it, the usual fix is Technical Safety BC’s silver label, issued after a licensed electrical contractor inspects the wiring under permit. A seller of a home built after May 15, 1992 must disclose in writing whether it meets the required standard. Registry or assessment numbers that begin with A, B or Z often point to a home built before April 1978 that may never have met CSA standards.
Condition, Insurance and Financing
The label covers only the factory-built unit, so additions, decks, carports and roof-overs need local building permits. Insurers ask for the CSA number, the wiring type and amperage, the heating system, any wood stove inspection, the foundation, tie-downs and skirting, and the distance to a fire hall; older homes with aluminum wiring, polybutylene plumbing or an oil tank can cost more to insure or be declined, so get quotes before removing subjects.
A home on a permanent foundation on owned land can usually be financed with a conventional or insured mortgage. A home on a rented pad is personal property, so buyers use a chattel loan secured on the home alone, typically at a higher rate and shorter term. CMHC insures chattel financing for new movable homes, insurers such as Sagen want a leased site’s term to run at least five years past the amortization, and some lenders limit financing on older homes. Park homes are assessed and taxed on the home only, qualify for the Home Owner Grant when they are your principal residence, and are exempt from PST on resale. For the purchase steps in general, see buying a home.
Nanaimo Mobile Homes and Manufactured Homes
Nanaimo has the largest group of manufactured homes on the Island. Parks are spread through south Nanaimo and Chase River, Pleasant Valley in the north end, Lantzville and Cassidy, while homes on their own lots or strata lots appear around North Jingle Pot and the University District.
The City of Nanaimo requires placements in parks to meet CSA Z240.10.1, the standard for site preparation, foundations and anchoring. In a park, the owner obtains the placement permit, but the home owner needs permits for additions, decks more than 0.6 metres above the ground and accessory buildings over 10 m², and aluminum carports and canopies need an engineer’s specifications. The Nanaimo and Parksville manufactured homes page covers this part of the Island, including Ladysmith and Chemainus.
Parksville, Nanoose Bay and Errington Manufactured Homes
Parksville manufactured homes are mostly in parks, many of them 55+, close to the town centre, with further parks around Nanoose Bay and in Errington and Coombs. A smaller number sit on rural acreage in Errington, Coombs and Hilliers, where wells, septic systems and Agricultural Land Reserve rules come into play.
Outside Parksville and Qualicum Beach, building permits come from the Regional District of Nanaimo, whose manufactured home guidelines ask for the CSA decal. It is usually fixed to the cladding just left of the main entrance and should never be removed or painted over.
Comox Valley Manufactured Homes
In Courtenay and Comox, most manufactured homes are in parks, including 55+ parks in east Courtenay and on the Comox Peninsula, where new factory-built homes still replace older ones on vacated pads. Rural Royston, Union Bay, Black Creek and Merville add homes on owned land, sometimes on acreage, where the land carries most of the value. Search the valley on the Comox Valley and Campbell River manufactured homes page.
Campbell River and North Island Manufactured Homes
Campbell River has parks in its central, north and west areas, plus manufactured homes on owned lots at the edges of the city. Farther north, Port Hardy adds park homes at some of the lowest entry prices on the Island; with fewer trades and suppliers nearby, the age and condition of the roof, wiring and heating matter even more there.
Cowichan Valley Manufactured Homes
In the Cowichan Valley, manufactured homes are found in parks around Duncan and North Cowichan, at Lake Cowichan and on rural lots across the valley, with a few in Ladysmith and Chemainus. The Cowichan Valley Regional District accepts CSA Z240 homes under the BC Building Code with a building permit, will not issue a permit for an RV-standard unit, and treats CSA Z241 park model trailers only as possible temporary recreational use in some areas, which matters when a listing presents a park model as a home. Parts of the Duncan area are Cowichan Tribes reserve land, so check the legal description of any park before relying on the Manufactured Home Park Tenancy Act.
Port Alberni and West Coast Manufactured Homes
Port Alberni has some of the oldest park homes on the Island, with units from the 1950s through the 1970s alongside newer homes in parks along the Alberni Highway and at Sproat Lake. Older homes here deserve the full label, wiring and insurance checks above. Rural parts of the valley fall under the Alberni-Clayoquot Regional District, while Ucluelet and Tofino have few manufactured homes on the market.
Vancouver Island Manufactured Home Buyer Note
Before buying a manufactured home, confirm whether the land is owned, strata or rented; get the pad tenancy agreement, park rules and written consent to assignment; run a combined registry search; find the CSA or silver label; check permits for additions and decks; confirm property taxes are paid; and line up chattel financing and insurance before removing subjects.
Search Vancouver Island Manufactured Home MLS® Listings
The map and listings at the top of this page show current Vancouver Island manufactured homes for sale, from park homes in Nanaimo and Parksville to rural homes in the Comox and Alberni valleys. Return to the Vancouver Island real estate search to compare every property type, or read the Vancouver Island Manufactured Homes Market Report for Island-wide asking prices, sizes and market times.
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