[Intro music fades out]
Host (with a steady, Peterson-esque intensity):
Welcome, everyone. Today, we’re discussing a simple but hard truth, a principle that every mobile home park owner should be aware of: talk is cheap, but city official talk is utterly worthless. Now, I know that sounds harsh, but it’s a fact born out of experience. It’s a reality check that’s necessary if you’re serious about making savvy investment decisions in this industry.
And this isn’t just about skepticism for its own sake; it’s about understanding how to interpret city officials’ words so you’re not blindsided by costly missteps. Because if you’re relying on the verbal assurances of a zoning or inspections official? Well, you’re more likely than not on a fast track to disappointment.
Why City Official Talk Means So Little
Let’s dive right into it. Why are city officials so slippery with the truth? Why is their word often so detached from actual, enforceable policy? Well, the city has structured things so that any statement a zoning official or inspector makes isn’t binding. If it’s not in writing, if it’s not grounded in city code or policy, it doesn’t matter. Their words can be tossed out the minute they contradict written law.
Imagine this scenario. A zoning official, for reasons that could be personal or even political, says that you can’t fill a vacant lot in your park. Now, there’s no law supporting that, but they might tell you that anyway. And if you believe them, well, you’re stuck with a useless lot and diminished income. But if you question it, you may find that the ordinance says something entirely different, and there’s nothing stopping you from using that lot exactly as intended. This is what we’re up against.
The Root of the Bias Against Mobile Home Parks
Now, you might wonder why city officials often give park owners the cold shoulder. There’s a reason for that, and it’s both political and financial. Mobile home parks, in many cities, are seen as undesirable—both from a public relations standpoint and a budgetary one. It’s no secret that cities lose money on mobile home parks due to their high cost-to-tax revenue ratio. Picture a 50-lot park, for instance, with roughly two kids per household attending public schools at around $10,000 a year per child. That’s a million dollars annually in expenses for the city, while the property taxes on the park likely contribute a small fraction of that amount.
This economic mismatch leads many cities to quietly wish they didn’t have parks at all. The result? City officials use vague language, dodgy advice, and sometimes outright falsehoods to discourage park buyers and owners from making full use of their property.
The McKinney, Texas, Case – A Personal Example
Let me share a personal story that illustrates the point. Years ago, I was looking at a beautiful park in McKinney, Texas, right off the downtown square. I walked into the city office, excited to inquire about permits and zoning, only to be told by a city official, “If you buy that park, we’ll shut it down.” Just like that. I was new to the business then, so I took their word at face value and walked away. But guess what? The park sold to someone else, who went on to fully occupy every lot. That city official’s words? Worthless.
Strategies to Protect Yourself When Dealing with City Officials
Alright, so if city official talk is unreliable, what’s the right approach? How do you protect yourself?
1. Rely on Written Documentation Only
The first step is simple but essential: ignore the talk—focus exclusively on what’s in writing. When a city official tells you something, ask to see it in the code. Pull out the ordinance. Study the zoning laws. Don’t settle for verbal promises or vague statements. If it’s not in black and white, it’s meaningless.
Let’s say a city official insists that your park can’t have any RVs. Well, find that in the ordinance. If it’s not there, their statement has no weight. The same goes for arbitrary restrictions, like refusing older homes on lots. If it’s not written, it’s not binding.
2. Bring in a Municipal Lawyer if Necessary
If things escalate or the city official is actively blocking you from something you’re entitled to, consider hiring a municipal lawyer. These legal specialists know exactly how to communicate with city officials, and they understand the leverage points in municipal law. Municipal lawyers are experts at dissecting the city’s own rules and regulations and can turn the tables on the city by calling out any inconsistencies.
Yes, there are costs involved, but remember, we’re talking about protecting your investment, often in the hundreds of thousands or millions of dollars. That lawyer fee could be a small price to pay compared to the losses incurred by unutilized lots or restrictive ordinances imposed without basis.
Due Diligence – The Non-Negotiable Essentials
When you’re buying a mobile home park, make sure you perform rigorous due diligence. Get a certificate of zoning that verifies the park’s zoning status. You want to know if it’s legal conforming, legal non-conforming, or illegal. This certificate also states the number of lots you’re authorized to fill—no surprises after purchase.
Beyond zoning, look into other necessary permits. Was there a certificate of occupancy when the park was built? Are there health permits or state permits in place? Find out every single regulatory document connected to that property. The more you know, the more equipped you’ll be to challenge any attempts to mislead or restrict your rights.
Knowing When to Push Back—Don’t Be a Passive Bystander
One critical takeaway here is this: you have to strike a balance between civility and firmness. Yes, be cordial with city officials. Yes, ask for their advice and even thank them for their time. But don’t let friendliness turn into passivity. If an official oversteps, if they give you bad information, push back. Challenge them. And if necessary, bring in that lawyer. Your investment is worth the defense.
The Power of Grandfathering and Legal Precedent
Here’s some good news: if your mobile home park is “grandfathered” into current zoning laws, you have a powerful shield. Grandfathering has been upheld by state supreme courts across the country. The legal precedent here is strong, and cities typically back down when faced with a serious legal challenge on grandfathered properties.
I’ve been involved in this business for decades, and every time a city has challenged my rights, except once due to an unrelated visibility issue, I’ve prevailed. Not because of luck, but because I relied on written ordinances, legal support, and the powerful precedent of grandfathering.
Final Thoughts – The Value of Vigilance and Written Assurance
So, what’s the lesson here? If you’re investing in mobile home parks, your success hinges on your ability to navigate these city interactions with a critical eye. Written ordinances are your anchor; municipal lawyers are your backup.
The city official might seem like an authoritative figure, but remember—they’re just human. They have agendas, pressures, and biases. But they also have limits. And your job is to make sure they don’t overstep those limits. Don’t be afraid to fight for what’s yours; the law is often on your side if you know how to wield it.
[Outro music fades in]
Host:
Thanks for tuning in to Mobile Home Park Mastery. Remember, city officials have their motives, but as a park owner or buyer, you have the tools and the right to demand clarity. Stay informed, stay prepared, and let the ordinance, not the talk, guide your decisions. Until next time, take care and don’t be afraid to defend your investment.
