Mobile homes can be a solid way to buy in Calgary without jumping straight into condo fees or a big mortgage. But the rules are different than a typical house purchase. The biggest mistake is treating it like a normal real estate deal.

This guide walks through how mobile homes work in Calgary, what to budget for, what to inspect, and what to ask before you commit.

I’ll use “mobile home” and “manufactured home” in the same way here, since that’s how most people search.

1) Know what you’re actually buying

A mobile home deal usually includes the home, but not always the land.

In Calgary, you’ll see two common setups:

A) Home in a park (you lease the land)

This is the most common.

• You own the home.
• You rent the pad (the land under it) from the park.
• You pay monthly pad rent, and sometimes extra fees.

This feels more like owning a home plus paying “lot rent,” not like owning a house on a titled lot.

B) Home on owned land (you own the lot too)

Less common, but it exists.

• You own the home and the land.
• Financing can be more like a traditional mortgage.
• Property taxes work like other homes.

Before anything else, confirm which setup you’re looking at.

2) Understand the real monthly cost (not just the listing price)

The price tag is only part of it. The monthly costs can make a cheap home feel expensive.

Common monthly costs in a park

These vary by community, but ask about:

• Pad rent (lot rent)
• Water/sewer (included or billed separately)
• Garbage (included or billed separately)
• Snow removal (park-managed or you handle it)
• Park maintenance fees
• Property taxes (sometimes billed to you even if land is leased)
• Utilities (gas/electric/internet)
• Insurance

Get a clear list of what’s included in pad rent and what’s not.

Tip: ask for the current owner’s last 12 months of utility bills if they’ll share them. Calgary winters can change the math fast.

3) Financing is different for mobile homes

This is where some buyers get stuck.

If the land is leased

Many lenders treat the home as personal property (similar to a vehicle loan). You might hear terms like:

• chattel loan
• personal property financing

This can mean:

• different down payment rules
• different interest rates than a standard mortgage
• shorter amortizations

If the land is owned and titled

You may be able to get a more normal mortgage, depending on how the home is registered/attached and lender rules.

What to do early: talk to a mortgage broker or lender before you shop seriously. Ask them what they will and won’t finance in Calgary for manufactured homes, and what info they need (year, size, park name, whether it’s on a title, etc.).

4) Park rules can make or break the deal

Every park has its own rules. Some are reasonable. Some are a headache.

Before you buy in a park, ask for a copy of:

• park rules
• lease agreement (or lot rental agreement)
• fee schedule

Things to watch for:

Home age restrictions

Some parks won’t accept homes older than a certain year. This matters when you buy and later when you sell.

Buyer approval

Many parks require the buyer to be approved by park management. That can affect resale.

Pets

Breed/size limits are common.

Parking

Some parks are strict about number of vehicles, work trucks, or trailers.

Renovation rules

Sheds, fences, decks, and exterior changes might need approval.

Don’t assume. Ask.

5) Location still matters (even in a park)

Mobile homes can look similar inside, but the lot and the park make a big difference.

When you visit, check:

• road noise (especially if backing onto major roads)
• visitor parking
• street width (winter driving and snow storage)
• lot shape and sunlight
• drainage after snow melt (standing water is a bad sign)
• nearby services (grocery, transit, schools)

Go once in the evening if you can. That’s when you’ll notice noise and parking issues.

6) What to inspect in a mobile home (Calgary-specific)

You should still consider a professional inspection, but even before that, you can spot a lot yourself.

Exterior and structure

• Roof condition (shingles, soft spots, patches)
• Siding damage or warping
• Window seals and drafts
• Steps and deck stability
• Skirting condition (loose panels, missing vents)

In Calgary, hail and wind matter. Roof and siding condition isn’t cosmetic. It’s money.

Under the home (don’t skip this)

This is where real problems hide.

Ask if you can check:

• vapor barrier condition
• insulation condition
• signs of moisture or mold
• plumbing leaks
• belly wrap damage (if applicable)
• pests or rodent evidence

If the seller or park won’t allow access underneath, that’s a red flag.

Heating and comfort

• furnace age and service history
• ducting condition
• cold rooms (especially at the ends of the home)
• thermostat function
• bathroom fans venting properly

Manufactured homes can be comfortable, but poor insulation or older windows can make heating costs ugly in winter.

Plumbing and electrical

• poly-b plumbing (ask and confirm; replacement is expensive)
• water pressure and drainage
• any evidence of past leaks under sinks
• electrical panel type and condition
• GFCI outlets in kitchen/bath

Additions and renovations

Many mobile homes have additions (porches, extra rooms, roof covers). These can be fine, but they can also be poorly built.

Ask:

• Were permits required?
• Who built it?
• Any documentation?

If it looks like DIY work, inspect it hard.

7) Title, registration, and paperwork (don’t guess)

Mobile home paperwork can be confusing. It depends on whether the home is on leased land or owned land, and how it’s registered.

Ask your lawyer what applies to the exact home you’re buying. You want clarity on:

• ownership proof
• whether there are liens
• how the home is transferred (bill of sale vs land title transfer)
• any park transfer fees
• taxes and adjustments

This is not the moment to “hope it’s fine.”

8) Resale and long-term value (keep expectations realistic)

Mobile homes don’t always behave like detached houses in terms of value.

Things that can help resale:

• newer home age (parks often prefer it)
• good park reputation
• clean, quiet location within the park
• updated windows/roof/furnace
• clean skirting and proper drainage
• reasonable pad rent (high rent can scare buyers)

Things that hurt resale:

• older home age if park has restrictions
• rising pad rent
• deferred maintenance (roof, windows, under-home issues)
• poor lot location (noise, parking problems)

If your plan depends on big appreciation, be careful. Buy it because it fits your life and budget first.

9) Buying process: a simple step-by-step

Step 1: Set your “all-in” budget

Include:

• monthly pad rent/fees
• utilities
• insurance
• expected repairs in the first year

Step 2: Confirm financing early

Don’t shop first and apply later.

Step 3: Shortlist parks, not just listings

A great home in a bad park still feels bad.

Step 4: Ask for documents up front

Rules, lease, fee schedule, any park approval process.

Step 5: Inspect properly

Especially under the home, roof, windows, and furnace.

Step 6: Use a lawyer who understands these deals

It’s worth it.

Step 7: Confirm move-in costs

Deck repairs, skirting fixes, window coverings, furnace cleaning, etc.

10) Questions to ask before you buy (copy/paste)

About the home

• Year, make, and size?
• Any known leaks or water damage?
• Age of roof, furnace, hot water tank?
• Any plumbing updates (poly-b removed?)
• Any additions or major renovations? Any documentation?

About the lot and park

• Current pad rent and what it includes?
• Any planned pad rent increases?
• Park rules on pets, parking, and renovations?
• Buyer approval required?
• Any home age restrictions that affect resale?
• Who handles snow removal and yard maintenance?

About costs

• Typical utility costs in winter?
• Property taxes: who pays and how?
• Park transfer fees or admin fees?

FAQs

Are mobile homes in Calgary cheaper because they’re a bad idea?

Not automatically. They’re cheaper mostly because many are on leased land and follow different financing/value rules. They can work well if the park is good and the home is maintained.

What’s the biggest mistake buyers make?

Ignoring pad rent and park rules. The home price looks good, but the monthly fees and restrictions can change everything.

Can I get a normal mortgage on a mobile home?

Sometimes, but often only if the home is on owned/titled land and meets lender requirements. Many park homes need different financing.

Should I get a home inspection?

Yes, if you can. And make sure the inspector understands manufactured homes, especially under-home checks, vapor barrier, insulation, and anchoring basics.

Do parks approve buyers?

Many do. Ask early, because it affects your ability to close and your ability to sell later.

Is it hard to insure a mobile home?

It depends on age, condition, and location. Get insurance quotes early so you don’t get surprised.

Bottom line

Buying a mobile home in Calgary can be a smart move, but only if you treat it like its own category. Focus on:

• the park rules and pad rent
• the under-home condition
• roof, windows, and furnace
• financing before you shop too far
• paperwork and liens with a lawyer