Can You Put a Manufactured Home on Any Property in Michigan?
No, you cannot put a manufactured home on just any property in Michigan. [1]
While state law protects your right to place a manufactured home on private land, you must still comply with local zoning ordinances, uniform aesthetic standards, deed restrictions, and environmental rules. [2, 3]
In a landmark decision (Robinson Township v. Knoll), the Michigan Supreme Court ruled that local governments cannot completely ban manufactured homes from private land outside of mobile home parks. Municipalities cannot pass ordinances targeting HUD-code homes simply because of how they were constructed. [2, 4]
However, local governments are allowed to enforce uniform residential standards to ensure a manufactured home matches the aesthetic and architectural compatibility of traditional, stick-built homes in that specific zone. [2]
Before you can pull a permit, your home design must satisfy local municipal standards applied to all residential properties in that zone. Common restrictions include: [2]
Minimum Dimensions: Many suburban or residential zones require a minimum footprint width (e.g., 20 or 24 feet), which effectively bans narrow single-wide homes. [2]
Roof Pitch Requirements: Local rules might mandate a minimum roof pitch (e.g., 4:12) or specific overhang distances. [2]
Foundation Rules: Local ordinances usually dictate that the home must be placed on a fully enclosed, permanent foundation (like a crawl space or full basement) rather than temporary blocks or piers. [2, 5]
Even if a local township or city zoning board approves your property, private restrictive covenants or HOA bylaws can legally ban manufactured housing. [3, 6]
When a subdivision or parcel of land is plotted, developers often embed "restrictive covenants" into the property deed.
The Michigan Court of Appeals has repeatedly upheld that private deed restrictions completely banning manufactured or prefabricated homes are legal and enforceable, even if the town's zoning laws allow them. [3, 6]
Your land must physically and legally support the infrastructure of a residential dwelling. You cannot build without addressing: [7]
Setback Requirements: The home must sit a minimum number of feet away from your property lines and public roadways.
Well and Septic Permits: If municipal water and sewer are unavailable, the county health department must test your soil ("perc test") and approve a private septic system. [7, 8]
If you are eyeing a piece of land in Michigan, you should call the local township or city zoning administrator and pull a copy of the deed restrictions before making an offer. [7, 9]
Do you already have a specific Michigan county or township in mind where you want to buy land, or would you like help learning how to look up a property's deed restrictions?
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