The purpose of this article is to ensure that manufactured homes are installed on a site according to applicable federal and manufacturers' requirements; that manufactured homes are architecturally compatible with single-family residences and other land uses in the City of Sandersville currently and consistent with the Mayor and City Council's vision for future development in the City; and that pre-owned manufactured homes are in a safe and sound condition when they are relocated into the City.

(Ord. No. 2019-01, 4/15/19)

The following definitions apply to the words used in this section:

Applicant. Any person seeking to install a pre-owned manufactured home in the incorporated area of the City of Sandersville.

Architectural features. Ornamental or decorative features attached to or protruding from an exterior wall, including cornices, eaves, gutters, belt courses, sills, lintels, bay windows, chimneys, and decorative ornaments.

Bay window. A window assembly whose maximum horizontal projection is not more than two (2) feet from the vertical plane of an exterior wall and is elevated above the floor level of the home.

Building inspector. The person appointed, employed, or otherwise designated as the director of planning, permits and inspections; the City building official or any of his or her assistants.

Certificate of occupancy. A document issued by the building inspector certifying that a manufactured home is in compliance with applicable requirements set forth by this article and indicating it to be in a condition suitable for residential occupancy.

Compatibility. With regard to buildings, compatibility means achieving harmony in appearance of architectural features in the same vicinity.

Dormer. A window projecting from a roof.

Eave. The projecting lower edges of a roof overhanging the wall of a building.

Install. To construct a foundation system and to place or erect a manufactured home on such foundation system. Such term includes, without limitation, supporting, blocking, leveling, securing, or anchoring such manufactured home and connecting multiple or expandable sections of such manufactured home.

Jurisdiction. The incorporated area of the City of Sandersville, Georgia.

Pre-owned manufactured home. Any manufactured home that has been previously used as a residential dwelling and has been titled.

(Ord. No. 2019-01, 4/15/19)

(a)

No manufactured home shall be installed on any site without first obtaining an installation permit. An installation permit shall not issue unless the building inspector determines that:

(1)

The site meets the requirements of the City's ordinance for the location of manufactured housing;

(2)

The manufactured home complies with federal and state requirements applicable to manufactured housing; and

(3)

The manufactured home, once installed, will comply with the provisions of this article.

(b)

No manufactured home shall be occupied without a certificate of occupancy. The building inspector shall not issue a certificate of occupancy for a manufactured home unless it has been installed in compliance with federal and state laws and regulations, manufacturers' instructions, and unless it is in conformity with all the provisions of this article.

(c)

The minimum square footage of the manufactured home shall comply with the minimum square footage required for other dwelling units in the applicable zoning district.

(d)

Where a special exception is requested for the installation of a manufactured home, in addition to the standards for the exercise of the zoning power, the Mayor and City Council shall consider whether the manufactured home is substantially similar in size, siding material, roof material, foundation and general aesthetic appearance to homes in the area, and whether the manufactured home will negatively affect the use, development, or value of properties in the surrounding neighborhood.

(Ord. No. 2019-01, 4/15/19)

(a)

Hauling mechanisms removed. The transportation mechanisms, including wheels, axles, and hitch, must be removed prior to occupancy.

(b)

Installation regulations. The manufactured home shall be installed in accordance with the installation instructions from the manufacturer, as appropriate.

(c)

Approved septic system. Each manufactured home shall be connected to a public sanitary sewer system, community sewerage system, or on-site septic system with capacity available as approved by the health officer.

(d)

Foundation. The manufactured home shall be placed on a permanent foundation.

(e)

Masonry skirting, The entire perimeter area between the bottom of the structure of each manufactured home and the ground, including stairways, shall be underpinned with masonry that completely encloses the perimeter of the undercarriage and attached stairways except for proper ventilation and access openings.

(f)

Roof pitch and materials, The manufactured home shall have a pitched roof with a slope of at least four (4) feet in height for each twelve (12) feet in width, except in the R-4 zoning district, in which the minimum pitch shall be three (3) feet in height for every twelve (12) feet in width. Roof materials shall be wood shake, tile, or asphalt shingle material.

(g)

Covered porch. A covered porch or deck shall be provided facing the front yard or street prior to occupancy, with a ten-foot minimum depth and a minimum of twenty (20) feet in length.

(h)

Additional architectural features. The manufactured home shall contain eaves with a minimum projection of six (6) inches, window shutters, and at least one (1) additional architectural feature such as dormers, bay windows, or another architectural feature that will provide equal compatibility with surrounding residences and land uses, as approved by the building inspector.

(Ord. No. 2019-01, 4/15/19; Ord. No. 2020-01, § 1, 8/3/20)

Legal nonconforming manufactured homes existing prior to the date of the ordinance from which this article is derived may remain in use without complying with this article; however, whenever a legal nonconforming manufactured home is replaced with a manufactured home, the replacement home shall comply with this article. Whenever a nonconforming manufactured home falls into such a state of disrepair that the certificate of occupancy is revoked, in order for a certification of occupancy to be reissued, the manufactured home shall be brought into compliance with this article.

(Ord. No. 2019-01, 4/15/19)

No mobile homes, defined as units constructed prior to June 15, 1976, shall be allowed within the City of Sandersville. Only manufactured homes constructed to the Federal Manufactured Home Construction and Safety Standards governed by the National Manufactured Housing Construction and Safety Standards Act of 1974, as amended, 42 U.S.C. 5401 et seq. shall be permitted to be installed or relocated within the jurisdiction. Pre-owned manufactured homes relocated into or within Sandersville, Georgia, must comply with the provisions of this article.

(Ord. No. 2019-01, 4/15/19)

In addition to the other requirements of this article, the relocation and installation of pre-owned manufactured homes shall be subject to the following health and safety standards and conditions and inspection program.

(a)

Relocation permit. A permit shall be required to locate a pre-owned manufactured home in the jurisdiction. To obtain a relocation permit, applicants shall provide to the building inspector:

(1)

An affidavit signed by the applicant that the pre-owned manufactured home meets health and safety standards required by this article;

(2)

Photographs of the interior and exterior of the pre-owned manufactured home providing evidence that the home meets the minimum health and safety standards of this article; and

(3)

The permit and inspection fee required by subsection (d).

(b)

Inspection. Upon receipt of a relocation permit, applicants may relocate the manufactured home onto a residential site of the proper zoning classification for the purposes of inspection. Applicant shall arrange for an inspection to be held prior to the installation of the manufactured home. At such time as the building inspector certifies that the manufactured home meets the requirements of this article, applicants may install the manufactured home in accordance with the requirements of this article.

(c)

Certificate of occupancy. A certificate of occupancy shall be issued to the applicant after installation and at such time that the building inspector certifies that the requirements of this article have been met.

(d)

Fee. A permit and inspection fee in an amount set by the City Council shall be charged to the applicant to cover the cost to process the permit application and inspect the pre-owned manufactured home. Such fee shall cover the initial inspection and one (1) follow-up inspection. The applicant shall be charged an additional amount set by the City Council for each additional follow-up inspection that may be necessary.

(e)

Alternative inspection. At the request of the applicant, the building inspector may, at his or her discretion, inspect a pre-owned manufactured home prior to its being relocated if the home is then located at another site within Sandersville or within a convenient distance of the City of Sandersville. In the event that the building inspector travels outside of Sandersville to inspect a pre-owned manufactured home, applicant shall pay mileage at the then-applicable federal reimbursement rate from the office of the building inspector, to the site of the inspection, and back to the office of the building inspector.

(f)

Rehabilitation. At the request of the applicant, and where the building inspector finds that rehabilitation of a pre-owned manufactured home that does not meet the health and safety standard of this article can be accomplished in a reasonably short period of time and without causing any detriment to the neighborhood where the pre-owned manufactured home will be relocated in the City, the building inspector may issue the relocation permit and delay inspection for a period of up to forty-five (45) days to allow for rehabilitation after the pre-owned manufactured home has been relocated into the City. The building inspector shall not grant such request unless the applicant presents satisfactory evidence of a feasible rehabilitation plan. The pre-owned manufactured home shall not be connected to utilities until the inspection is performed and a certificate of occupancy is issued.

(Ord. No. 2019-01, 4/15/19)

All pre-owned manufactured homes shall comply with the following health and safety standards before being issued a certificate of occupancy by the building inspector:

(a)

HUD Code. Every pre-owned manufactured home located in the jurisdiction shall be in compliance with the Federal Manufactured Housing Construction and Safety Standards Act, 42 U.S.C. 5401-5445 (the HUD Code) and shall not have been altered in such a way that the home no longer meets the HUD Code.

(b)

Interior condition. Every floor, interior wall, and ceiling of a pre-owned manufactured home shall be in sound condition. Doors and windows shall be operable, watertight and in good working condition. The floor system shall be in sound condition and free of warping, holes, water damage, or deterioration.

(c)

Exterior condition. The exterior of all pre-owned manufactured homes shall be free of loose or rotting boards or timbers and any other conditions that might admit rain or moisture to the interior portions of the walls or to occupied spaces. The exterior siding shall be free of rot and rust. Roofs shall be structurally sound and have no obvious defects that might admit rain or cause moisture to collect on the interior portion of the home.

(d)

Sanitary facilities. Every plumbing fixture, water, and waste pipe of a pre-owned manufactured home shall be in a sanitary working condition when properly connected and shall be free from leaks and obstructions. Each home shall contain a kitchen sink. Each bathroom shall contain a lavatory and water closet. At least one (1) bathroom shall contain a tub and/or shower facilities. Each of these fixtures shall be checked upon being connected to ensure they are in good working condition.

(e)

Heating systems. Heating shall be safe and in working condition. Un-vented heaters shall be prohibited.

(f)

Electrical systems. Electrical systems (switches, receptacles, fixtures, etc.) shall be properly installed and wired and shall be in working condition. Distribution panels shall be in compliance with the approved listing, complete with required breakers, with all unused openings covered with solid covers approved and listed for that purpose. The home shall be subject to an electrical continuity test to assure that all metallic parts are properly bonded.

(g)

Hot water supply. Each home shall contain a water heater in safe and working condition.

(h)

Egress windows. Each bedroom of a manufactured home shall have at least one (1) operable window of sufficient size to allow egress if necessary, which shall have a net clear opening that is a minimum of five (5) square feet in area, twenty-four (24) inches in height, and twenty (20) inches in width. The opening shall have a sill height of not more than forty-four (44) inches above the floor. The opening shall be operational from the inside of the room without the use of keys, tools or special knowledge.

(i)

Ventilation. The kitchen in the home shall have at least one (1) operating window or other ventilation device.

(j)

Smoke detectors. Each pre-owned manufactured home shall contain one (1) operable battery-powered smoke detector in each bedroom and in the kitchen, which must be installed in accordance with the manufacturers' recommendations.

(k)

State law and regulations. Each pre-owned manufactured home shall be installed in compliance with the requirements of Georgia law, O.C.G.A. § 8-2-160 et seq., and the rules and regulations adopted pursuant to that law, as they may be amended from time to time.

(Ord. No. 2019-01, 4/15/19)

(a)

Permanent connection to utilities shall not be approved until the building inspector has issued a certificate of occupancy.

(b)

Owners of pre-owned manufactured homes that are not in compliance with this article upon a third inspection shall have their permit revoked and shall be required to remove the home from the jurisdiction at their own expense.

(c)

Failure to remove a pre-owned manufactured home from the jurisdiction upon failure to receive a certificate of occupancy shall be punishable by a fine of one hundred dollars ($100.00). Each day any violation under this article continues shall be considered a separate offense.

(Ord. No. 2019-01, 4/15/19)