Commission to public‑hear manufactured‑home ordinance updates after state law change

The Rockbridge County Planning Commission voted July 8 to schedule a public hearing on revisions to the county manufactured‑home ordinance to conform with House Bill 655, which the commission was told took effect July 1, 2026.

Staff summarized the central changes required by HB 655: local zoning may no longer treat manufactured homes more restrictively than site‑built single‑family dwellings solely because the dwelling is manufactured. Staff also explained statutory language clarifying that a manufactured home becomes real property if it is placed on a permanent foundation and its towing components (tow hitch, axles, wheels) are removed and that, under certain circumstances, this conversion to real property must occur within five years of construction.

Commissioners asked whether homeowner association covenants could still restrict manufactured homes; staff said private covenants and HOAs can continue to impose restrictions and that the county does not and cannot govern private covenants. Commissioners discussed whether local design standards (for example, minimum width, roof pitch, and other aesthetic standards) could be applied broadly to single‑family dwellings in a way that would affect what manufactured units could be sited in particular neighborhoods; staff advised other localities are examining similar approaches and legal challenges are possible.

The commission unanimously voted to take the manufactured‑home ordinance amendment to public hearing. Staff said the county will circulate draft language and that further legal review and outreach will continue as the county refines the ordinance.

Action and next steps: staff to advertise the public hearing and provide draft ordinance language; commissioners requested continued review of code cross‑references and potential design standards prior to the hearing.