Summary
This page shows manufactured, modular and mobile homes for sale in South Surrey and White Rock as they come up on the MLS. Buying one is a little different from buying a house. In many cases you buy the home but not the land, and you take over a pad tenancy with the park. Here's a plain guide so you know what to ask before you write an offer.
Getting to know manufactured homes in South Surrey
Where the homes are
The listings on this page show up mostly in the King George Corridor part of South Surrey, with some on White Rock addresses. My King George Corridor page has more on that area. Parks I can name from City of Surrey or park-owner sources include Breakaway Bays at 1840 160 Street (Parkbridge), Cranley Place at 2100–2200 Cranley Drive, Sunnyside Estates at 2303 Cranley Drive, and Searidge Bays at 15875 20 Avenue.
Owning the home versus owning the land
There are two main setups. In some communities you own the home and the land under it. In most parks you own the home and rent the site it sits on, which is called the pad. When you own the home and rent the pad, B.C.'s Manufactured Home Park Tenancy Act applies to you.
Zoning in Surrey and White Rock
On the Surrey side, manufactured home parks sit in the Manufactured Home Residential Zone (RM-M) under Surrey Zoning Bylaw 12000. A City planning report says the RM-M zone allows a manufactured home park, plus a single family dwelling for the park manager. White Rock's Zoning Bylaw 2506 has no manufactured home park zone. If you'd rather own the land outright, see my South Surrey lots and land page.
How buying in a park works
Taking over the pad tenancy
When a home in a park is sold, the pad tenancy agreement is assigned to the buyer. Before the seller asks the park owner to agree, they have to give you a copy of any written part of the tenancy agreement and the written park rules.
The seller makes the request in writing on the Residential Tenancy Branch form. The park owner has to answer so the seller gets the reply within 10 days. If there's no answer in that time, consent is treated as given. The park owner can't charge a fee for giving consent. If consent is unreasonably refused, the seller can apply for dispute resolution.
Once the assignment goes through, you become the park's tenant. The agreement carries on with the same terms as before.
Park rules
Park rules are part of the tenancy agreement. A landlord can change them only with 3 full months' notice to tenants. A rule can be enforced only if it applies to everyone fairly and is clear enough to follow.
Age-restricted parks
Some parks reserve every site for people 55 and over, as the Human Rights Code allows. In those parks, the request for consent has to include proof of age for the buyer who meets the rule. Cranley Place is different: a covenant on its titles limits buyers to people 50 and over. For the other parks, I confirm the age rule before you write an offer.
How pad rent can change
A landlord can raise pad rent once every 12 months, with 3 full months' notice. The provincial regulation sets the most it can go up: the inflation rate plus a "proportional amount". That amount covers changes in local government levies and regulated park utilities, shared across the sites in the park.
If a park closes
If a park owner wants to turn all or a big part of the park into another use, they need all permits and approvals in place first. Then they have to give 12 months' notice and pay tenants a set compensation amount, which the Province publishes. A tenant can move out early with at least 10 days' written notice.
Registering the sale and paying tax
In B.C., the sale of a manufactured home only takes effect once it's registered with the Manufactured Home Registry. The signed Bill of Sale and the transfer notice are filed through a lawyer or notary. Moving a home needs a permit from the Registry and a tax clearance certificate. For property tax, if the home is in a park, the assessment doesn't include the land. A manufactured home can also qualify for the Home Owner Grant when it's your principal residence. For how the wider market is moving, see Fraser Valley Market Stats. If a home on this page catches your eye, I'll pull the park rules and tenancy papers so you know what you're getting before you commit. Manufactured homes sometimes come up as court ordered sales too.
FAQs
Do I own the land when I buy a manufactured home?
Sometimes. In most parks you own the home and rent the pad. In some communities you own the land too. I check which one it is for each listing.
Does the park have to approve me?
Yes. The pad tenancy is assigned to you only with the park owner's written consent, unless consent is treated as given because there was no reply within 10 days.
Can the park charge a fee to approve the sale?
No. The park owner can't charge a fee or get a benefit for giving consent.
How often can pad rent go up?
Once every 12 months, with 3 full months' notice, and only up to the limit in the provincial regulation.
What zone are Surrey manufactured home parks in?
The Manufactured Home Residential Zone (RM-M) under Surrey Zoning Bylaw 12000.
Are there 55+ parks in South Surrey?
Some parks in B.C. are 55+. I confirm the age rule for each park before you write an offer.
How is the sale made official?
It has to be registered with the Manufactured Home Registry, through a lawyer or notary.
Nearby areas & related pages
Talk to me
Call or text me at 604-928-1361, or send me a message.
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The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.