Chapter 11.06
MOBILE HOMES
Sections:
11.06.010 General installation requirements.
11.06.020 Installation permits.
11.06.030 Permit fees—Penalties.
11.06.040 Inspections and enforcement.
11.06.050 Building site preparation.
11.06.060 Foundation system footings.
11.06.070 Foundation system piers.
11.06.080 Foundation system plates and shims.
11.06.120 Definitions and intent.
11.06.010 General installation requirements.
A. All mobile homes shall be installed in compliance with the National Manufactured Housing Procedural and Enforcement Regulations in Parts F and I of 24 C.F.R. Part 3282 adopted as of April 1, 1982, which are incorporated into the ordinance codified in this chapter by this reference and a copy of which C.F.R. parts is on file with the city clerk.
B. A United States Department of Housing and Urban Development, hereinafter called HUD, labeled mobile home shall also be installed in compliance with the mobile home manufacturer’s installation recommendations. The recommendations shall be approved by HUD. The manufacturer shall send two copies of its proposed installation recommendations to the purchaser of the mobile home. The copies shall be in the home and available at the time of inspection.
A mobile home not labeled HUD shall also be installed in accordance with installation recommendations provided by a professional engineer or architect licensed in Washington.
C. All mobile homes shall have permanent steps or inclined planes affixed to all entrances and shall have the tow tongue removed except that in identified floodplain areas it may be camouflaged so that it becomes unrecognizable.
D. To the extent that the installation of a mobile home is not covered by a manufacturer’s, engineer’s, or architect’s recommendation, the mobile home shall comply with the installation requirements set out in YMC 11.06.050 through 11.06.110.
E. No person, firm, partnership, corporation, or other entity may install a mobile home unless he, she, or it owns the mobile home, is a licensed mobile home dealer, or is a contractor registered under RCW Chapter 18.27.
F. In those areas that are recognized as floodplains by the Washington State Department of Ecology or the Federal Emergency Management Agency, or which are hazardous because of the probability of earthquakes, ground slides, avalanches, or high winds, the code administration manager may set additional requirements necessary to lessen the hazards of placing mobile homes in such areas or he may require that the installation be designed by an engineer or architect licensed in the state of Washington for the same purpose. (Ord. 2894 § 1 (part), 1985).
11.06.020 Installation permits.
A. The owner or the installer of a mobile home shall obtain an installation permit from the code administration manager or his designee for the installation of a mobile home which will be used as a residence on a building site. A dealer shall not deliver a mobile home until it has verified that the owner or the installer has obtained an installation permit for the mobile home.
B. The owner or installer shall provide the following information on the application for the permit:
(1) The name, address, and telephone number of the owner;
(2) The manufacturer and dealer of the mobile home to be installed;
(3) The manufacturer’s serial number, if known, of the mobile home;
(4) The name, address, and telephone number of the installer, and the installer’s mobile home dealer’s license number or contractor registration number; and
(5) The address or location of the proposed building site, including the parcel number if the mobile home shall be installed on property and not within a mobile home park.
C. In the event a mobile home shall be installed on property, not within a mobile home park, the applicant shall provide to the code administration manager a detailed site plan drawn to scale showing the relationship of the mobile home to property lines, right-of-way, access and utility easements, other structures, and utilities. (Ord. 2894 § 1, 1985).
11.06.030 Permit fees—Penalties.
A. There shall be imposed a permit fee as set forth in the city of Yakima master fee schedule adopted by city council via resolution for the installation of the mobile home in a mobile home park payable to the code administration manager or his designee at the time of permit application. The permit fee shall be set forth in the city of Yakima master fee schedule adopted by city council via resolution for the installation of a mobile home on real property other than within a mobile home park.
B. A penalty equal to double the normal fee shall be imposed against any person who installs any mobile home prior to the issuance of a permit by the code administration manager. The payment of such penalty shall not relieve any person, firm, or corporation from fully complying with any of the applicable requirements or provisions otherwise required by law. (Ord. 2022-040 § 65, 2022; Ord. 2894 § 1 (part), 1985).
11.06.040 Inspections and enforcement.
A. It is unlawful for a person to knowingly occupy, or knowingly allow or suffer another person to occupy, a mobile home before the installation of the mobile home has been inspected and approved by the code administration manager or his designee. Each day a person continues to violate this subsection shall be deemed a separate offense. Violation of this subsection shall be punishable by a fine not to exceed five hundred dollars or by imprisonment not to exceed six months in the city jail facility or both such fine and imprisonment.
B. The installer shall request an inspection after all aspects of the installation, other than installation of the foundation fascia, have been completed. All inspections authorized by this chapter shall be conducted by the code administration manager or his designee.
C. The code administration manager or his designee shall approve the installation of a mobile home and allow the mobile home to be occupied if the installation complies with the installation requirements of this chapter and the conditions of the installation permit.
D. Any use of property contrary to the provisions of this title shall constitute a public nuisance subject to prevention or abatement by injunction or other appropriate legal remedy in the Superior Court of the state of Washington in and for Yakima County.
E. In the event installation of a mobile home does not comply with the installation requirements of this chapter and the conditions of the installation permit, the code administration manager or his designee shall provide the installer with a list of corrections necessary for approval. The list of corrections shall state a date by which the corrections shall be complete. The code administration manager or his designee shall reinspect the installation after the corrections are completed. (Ord. 2894 § 1 (part), 1985).
11.06.050 Building site preparation.
A mobile home may not be installed at a building site unless the ground at the site has adequate compaction and load-bearing ability to meet the support requirements of Uniform Building Code as adopted by the city of Yakima and in effect at the time of permit issuance under this chapter.
The area beneath a mobile home shall have adequate drainage. “Adequate drainage” means sufficient drainage to prevent pooling of water under the mobile home sites. To provide adequate drainage, the installer may need to slope the finish grade or install drain tile. (Ord. 2894 § 1 (part), 1985).
11.06.060 Foundation system footings.
A. Footings for a mobile home shall be constructed of:
(1) Solid concrete or an approved alternate that is at least three and one-half inches thick by sixteen inches square; or
(2) Two eight-inch by sixteen-inch by four-inch solid concrete blocks that are laid with their joint parallel to the main frame longitudinal member.
B. Footings for a mobile home shall be:
(1) Evenly bedded and leveled;
(2) Placed on firm, undisturbed, or compacted soil that is free of organic material;
(3) Centered in a line directly under the main frame longitudinal members on both sides of a mobile home; and
(4) Spaced not more than eight feet apart, and not more than two feet from the ends of the main frame. A closer spacing may be required depending on the load-bearing capacity of the soil.
C. A mobile home composed of more than one section shall have centerline blocking at end walls and at any other point of connection of the sections of the mobile home that are a ridgebeam bearing support. Blocking shall be required at both ends of a door opening that is six feet or more wide in an exterior wall.
D. In the event a mobile home requires footings on its exterior perimeter, the footings shall be installed below the frost line. The footings for the main frame longitudinal members must be recessed only if frost heave is likely to occur.
E. A footing shall be constructed so that seventy-five percent of the area under the mobile home has at least eighteen inches clearance between the bottom of the main chassis members and the ground level. The area beneath furnace crossovers and fireplaces, however, shall have at least eighteen inches clearance from ground level. At no point under the mobile home may clearance be less than twelve inches. (Ord. 2894 § 1 (part), 1985).
11.06.070 Foundation system piers.
A. An installer shall build and position piers and load-bearing supports or devices for mobile homes to distribute the required loads evenly. An installer may use manufactured piers or load-bearing supports or devices that are listed or approved for the intended use, or may build piers that comply with the requirements found in subsections B, C, D and E of this section. All blocks shall be made of concrete.
B. A pier may be of a single stack of eight-inch by eight-inch by sixteen-inch blocks if the blocks are not stacked more than three blocks high. A pier made of single stack of blocks shall be installed at a right angle to the main frame longitudinal member and shall be capped with no more than two-inch by eight-inch by sixteen-inch wood blocks or one four-inch by eight-inch by sixteen-inch concrete block.
C. A pier may be made of a double stack of eight-inch by sixteen-inch blocks if the blocks are not stacked more than five blocks high. Each row of blocks in such a pier shall be staked at right angles to the abutting rows or blocks. The wood blocks shall be of hemlock fir, douglas fir, or spruce pine fir. The pier shall be capped with two-inch by eight-inch by sixteen-inch wood or concrete blocks. The pier shall be installed so that the joint between the cap blocks is at right angles to the main frame longitudinal member.
D. A pier may be made with more than five rows of blocks if the stacked blocks are rated at two thousand pounds per square inch concrete or mortar. A licensed architect or professional engineer shall approve a foundation system that includes a pier that is higher than seventy-two inches (nine blocks) high, or in which more than twenty percent of the piers exceed forty inches (five blocks) high.
E. All blocks shall be set with their cores placed vertically. (Ord. 2894 § 1 (part), 1985).
11.06.080 Foundation system plates and shims.
An installer may fill the gap between the top of a pier and the main frame of a mobile home with a wood plate that is not more than two inches thick and two opposing wedge-shaped shims that are not more than two inches thick. A shim shall be at least four inches wide and six inches long. The installer shall fit the shim squarely and drive it tight between the wood plate or pier and the main frame to ensure that the mobile home is level and properly supported at all load-bearing points. A block that abuts a wedge-shaped shim shall be solid, that is, constructed without voids. (Ord. 2894 § 1 (part), 1985).
11.06.090 Foundation fascia.
A. A mobile home shall have a foundation construction in accordance with the Uniform Building Code as adopted by the city of Yakima which is in effect at the time of construction. Such foundation shall include fascia around its entire perimeter. The wood of the fascia shall be at least three inches from the ground unless it is pressure treated wood. Metal fasteners shall be galvanized, stainless steel, or made of other corrosion-resistant material. Ferrous metal members in contact with the earth, other than those that are galvanized or stainless steel, shall be coated with an asphaltic emulsion.
B. A mobile home that is installed on a nonrecessed site and that has a metal foundation fascia shall have ventilation openings with a net area of at least one and one-half square inches per linear foot of exterior wall area. A “nonrecessed site” means a grade level site. A mobile home that has been installed on a recessed site or that has a foundation fascia that is not made of metal shall have ventilation openings in the foundation fascia. A recessed site is one that is below grade. The ventilation openings shall be designed to provide cross ventilation on at least two approximately opposite sides of the mobile home. The installer shall locate the openings as close to the corners of the mobile home as practical, and shall cover the openings with corrosion resistant wire mesh or louvers.
C. Dryer vents and hot water tank pressure relief valves shall exhaust on the exterior of the foundation fascia. The fascia for each section of a mobile home shall have an opening of at least eighteen inches by twenty-four inches, with a cover of metal or pressure-treated wood, to allow access to the crawl space. (Ord. 2894 § 1 (part), 1985).
11.06.100 Anchoring systems.
A. All mobile homes, with the exception of mobile homes located in a mobile home park, shall have an anchoring system which shall meet the following requirements:
(1) Components of the anchoring system shall have a resistance to weather deterioration that is at least equivalent to that of a zinc coating that is not less than 0.3 ounces of zinc per square foot of coated surface. Cut edges of zinc-coated strapping do not need to be coated.
(2) An installer shall install, preload, and adjust a ground anchor in accordance with the anchor manufacturer’s instructions. The installer shall supply a copy of such instructions to the code administration manager or his designee. A ground anchor, when installed, shall be able to resist a working load of three thousand one hundred fifty pounds in the direction of the tie plus a fifty percent overload (four thousand seven hundred twenty-five pounds total) without failure. Failure occurs if the point of connection of a vertical tie to an anchor is withdrawn more than two inches at three thousand one hundred fifty pounds, or when the point of connection of a diagonal tie is moved more than four inches horizontally when a load of three thousand one hundred fifty pounds is applied at forty-five degrees from the horizontal. Ground anchors shall be marked with a manufacturer’s identification and model number in a location that is visible after the anchor is installed. The manufacturer of a ground anchor must provide instructions with each anchor that specify the kind of soil for which the anchor is suitable.
(3) In the event concrete slabs or continuous footings are used to transfer the anchoring loads to the ground, the following requirements apply:
(a) Steel rods cast in concrete shall be able to resist the loads and corrosion as specified for ground anchors.
(b) A deadman anchor may be used in place of a listed anchor. It shall be constructed of solid concrete at least six inches in diameter and two feet long; reinforced with two number four steel rods; and installed at least five feet below the surface of the ground.
(c) A concrete slab may be used in place of a ground anchor if it provides holding strength equal to that required for ground anchors.
(4) Ties shall be of cable, strapping, or other approved materials. Ties shall be fastened to ground anchors and drawn tight with turnbuckles, yoke fasteners, or other approved tensioning devices.
Tension devices shall end in clevis, forged, or welded eyes. Hook ends are not permitted. Tension devices shall be designed to prevent self-disconnection if the tie becomes slack. Cable tie eyes shall be secured with two U-bolt cable clamps or an equivalent approved by the code administration manager or his designee.
Tie materials shall resist a working load of three thousand one hundred fifty pounds with no more than two percent elongation, and shall withstand a fifty percent overload (four thousand seven hundred twenty-five pounds total).
Ties shall connect the ground anchor to the main frame longitudinal member. Ties shall not connect to steel outrigger beams that fasten to the main frame, unless the manufacturer’s installation instructions approve the connection.
Diagonal ties shall lie at least forty degrees from the vertical. Vertical ties shall be substantially vertical. If a vertical tie is not substantially vertical, the anchor shall be placed outboard of the tie’s connection to the main frame.
A cable frame tie shall be connected to the main frame by a five-eighths-inch drop forged eye bolt through a hole drilled in the center of the I-beam web, or by an alternative approved by the code administration manager or his designee. The installer shall reinforce the web if necessary to maintain the strength of the I-beam.
The installer shall space the ties as evenly as practical, and shall locate a tie within eight feet of each end of the mobile home. The installer may attach two or more ties to a single ground anchor if the anchor can withstand a total required load. The installer shall install vertical ties at each detached corner of a clerestory roof and of add-on sections of expandable mobile homes. (Ord. 2925 § 1, 1985: Ord. 2894 § 1 (part), 1985).
11.06.110 Assembly.
A. Sections of a multiple section mobile home shall be aligned, closed, and securely fastened at the required points along the ridge beam, endwalls, and floor lines. Heat ducts, electrical connections, and other fixtures and connections required between sections of a mobile home shall be installed according to applicable codes and standards. The floor of the mobile home shall be level within the tolerances given in the following table.
Tolerances shall not exceed the amounts in the table below (L equals the clear span between supports, twice the length of a cantilever):
|
Floor |
L/240 |
|
Roof and ceiling |
L/180 |
|
Headers, beams, girders (vertical load) |
L/180 |
|
Walls and partitions |
L/180 |
B. The installer shall provide adequate clearance to ensure that the cross-over heat duct does not touch the ground and is not compressed. The installer shall insulate the cross-over duct at the intersection. The installer shall insulate and shall seal areas of potential water leaks with metal flashing or trim, if required, and with putty tape or other approved caulking to ensure the mobile home is watertight.
C. Utility connections to the mobile home, including water, sewer, electricity, and gas, shall comply with all applicable provisions of the city of Yakima Municipal Code, including but not limited to the Uniform Mechanical Code and the Uniform Plumbing Code as adopted by the city of Yakima Municipal Code. Accessory structures attached to or located next to a home, such as awnings, carports, garages, porches, or steps shall be constructed in conformance with the city of Yakima Municipal Code. (Ord. 2894 § 1 (part), 1985).
11.06.120 Definitions and intent.
A. The word “shall” is defined to have the following meaning:
(1) With respect to the functions and powers of the code administration manager, any agents and employees of the city of Yakima and any board authorized hereunder, a direction and authorization to act in the exercise of sound discretion and in good faith;
(2) With respect to the obligations upon owners, installers, and occupants of premises and their agents, a mandatory requirement to act in compliance with this code at the risk of civil and criminal liability upon failure to act.
B. Enforcement of this chapter shall not be construed for the particular benefit of any individual person or group of persons, other than the general public. In the event of a conflict between the intent of this subsection and any other section of this chapter, this subsection shall govern insofar as applicable. (Ord. 2894 § 1 (part), 1985).
11.06.130 Appeals.
Any aggrieved by the enforcement of this chapter may appeal to the board of appeals created by Chapter 11.04 of the city of Yakima Municipal Code. The board of building appeals shall have jurisdiction to determine all appeals relating to the suitability of alternative materials and methods of construction and to provide reasonable interpretations of this chapter. Appeals shall be conducted in the same manner as appeals under Chapter 11.04 of the city of Yakima Municipal Code. (Ord. 2894 § 1 (part), 1985).