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Putting a mobile home on a permanent foundation (433A)

It turns the home into real property, so a regular mortgage becomes possible. It also costs money, takes months and can't be undone. See if it fits your case.

Where is the home?
Do you own the land?
Want an FHA / conventional mortgage?
Sections
Tax system now
Estimated cost
$0
Engineer plans & certificationCA-licensed engineer (estimate)$0
Foundation workPiers/tie-downs to concrete, Bay Area labor (estimate)$0
Permit, plan check, recordingSet by the city/county (estimate)$0
HCD fee$11 per section (HCD)$0
TimelineEngineer → permit → build → inspect → record → HCD0
Likely done aroundIf nothing stalls—

Worth it?

Pros
  • Home + land become one real property, one deed
  • Opens FHA, conventional, CalHFA loans (if the home qualifies)
  • More buyers can get loans when you sell
  • Homeowners' exemption and normal title insurance
Cons
  • Costs thousands up front
  • Can't move the home without everyone's consent
  • In-lieu homes go on county property tax, one-way
  • Months of permits and paperwork

A foundation alone doesn't make a loan possible. FHA and Fannie Mae also need a HUD-code home (built after 6/15/1976), at least 400 sq ft, and the right foundation certification. Check the home in T166.

Step by step

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    Ticks are saved on this phone only. Dates are rough estimates from your start date.

    Who to call

    HCD Codes & Standards / Registration & TitlingPark permits, 433A processing, title cancellation. (800) 952-8356
    City of San José Building Division408-535-3555 · BuildingPermits@sanjoseca.gov · 200 E. Santa Clara St
    Santa Clara County Planning & DevelopmentUnincorporated areas. plandev.sccgov.org
    Alameda County Building InspectionUnincorporated areas (Castro Valley, San Lorenzo…). 510-670-5440 · 399 Elmhurst St, Hayward
    Other citiesHayward, Fremont, Milpitas and others: your city's building department is the "enforcement agency" for homes on private land.
    Ask Ken Watch 15-sec video

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    Or text: 408-666-2825

    Next steps

    1. Pull the title and lien info from HCD first. A lender on the home has to agree before it can be attached to land.
    2. Ask your lender what foundation certification they need (FHA wants an engineer's certification under HUD's Permanent Foundations Guide) before you pay for plans.
    3. Call the building department with your address. Ask for their manufactured home foundation checklist and fees.
    4. See what tax changes in T163, and which loans the home can get in T166.

    Many people get this wrong: "Pour a slab under my home in the park and it becomes a real house." Not by itself. To become real property under H&S Code §18551 you need to own the land or hold a lease of 35+ years. On a regular park space you rent month to month, the home stays personal property, foundation or not.