Manufacturers seek end to ban on seasonal homes
By John Boivin Local Journalism Initiative
When Ross Bonner decided the old trailer on his recreational lot in Balfour was getting too small for his needs last year, he upgraded to a modern manufactured home to replace it.
A few months later, he got notice that his home was illegal in the Kootenays.
“I’m upset, I didn’t know if I was grandfathered, there’s still no explanation on how it’s going to affect anyone who already owns a place,” he says.
That’s why Bonner came to the board meeting of the Regional District of the Central Kootenay on Thursday to get some answers about his property.
Bonner had bought what’s called a CSA Z241 Park Model home- the designation refers to its coding under federal safety regulations. And it’s that code that’s thrown the structure into limbo.
The 50-square meter building is meant as a summer recreational home- it’s not insulated to building code standards for full-time occupancy. But officials at the RDCK say people are living in the houses year-round in the Kootenays, putting themselves at risk- and potentially setting up the District to lawsuits for allowing them.
To deal with the problem, they passed a bylaw in March banning any homes in the Z241 category from being erected in the regional district. The RDCK is the only jurisdiction in B.C. to ban the buildings.
Homeowners and representatives from the manufacturers came to the board meeting to get answers about the ban and find out if they could get the board to reconsider it.
“Other jurisdictions have taken innovative approaches to how to deal with Z241s,” Gord Rattray, the executive director of the Manufactured Housing Association of B.C. told the board. His group represents builders, retailers, and home movers. “We can work with you and perhaps come up with bylaws amendments that would allow them.”
Rattray said the homes are increasing popular, and demand for them is skyrocketing. In places like Tofino, whole private recreational parks are being built with the Z241s. The homes are relatively cheap, and appeal to retirees looking to downsize, he says.
About 50 are thought to be on properties in the RDCK area.
He did admit there are problems with people using them year-round, but told board directors that issue can be addressed through better communication and working with dealerships selling them. An outright ban was hurting the manufacturers, and denying people the opportunity to buy them could impact the local tourism economy.
“We think the prohibition should be lifted, this is a unique situation in BC, it’s not happening elsewhere,” he said. “We stand by the position these are seasonal homes, we need to do a better job ensuring the purchasing public knows that, when they go into it they take the responsibility that they are not intended to be full-time, and by doing that it takes some of the liability off the regional districts in not being complicit in allowing full-time occupancy in seasonal home.”
But the RDCK staff told directors the ban should stay in place.
“While sympathetic to the industry, this has to be worked out at the provincial level,” said John Southam, the RDCK’s building manager. “We aren’t deep enough (with staff) to tackle these issues by ourselves.”
Southam said monitoring how people are using the homes would take extra staff they just don’t have, forcing inspectors to make judgement calls that could still leave the district liable should something happen.
“Building inspection is a blunt instrument for a problem that needs a scalpel,” he told the board.
Board directors said they understood people are using the homes as an affordable housing option, and recognized that the housing shortage in the area was contributing to their misuse as winter shelter. But they declined to commit to lifting the ban.
Talks between the manufacturers, homeowners and RDCK housing staff are continuing. But that’s little comfort to Ross Bonner. He only uses his Z241 as its meant to be used, as a summer home. He didn’t hear what he wanted at the meeting.
“I’m nervous about my investment, honestly… what are we supposed to do?” he said after the presentation. “I’m feeling a little in limbo.”
