Before July 2026, local governments in Kentucky could and did zone manufactured homes out of entire neighborhoods. Some counties treated them as second-class housing, restricting them to specific zones or requiring special permits that site-built homes never had to deal with. If you wanted to place a manufactured home on a residential lot, you could run into zoning language that simply said no, even if the home was brand new, well-built, and indistinguishable from the stick-built house next door.
HB 160 changed that. And if you are considering a manufactured home in Kentucky, this law is something you need to understand before you buy land, before you sign a contract, and before you walk into your local planning and zoning office.
What HB 160 Actually Says
House Bill 160 was signed by Governor Beshear on April 1, 2025. It amends KRS 100.348 and took effect on July 1, 2026. The core of the law is straightforward: cities and counties in Kentucky cannot adopt or enforce zoning regulations that treat qualified manufactured homes differently from site-built single-family homes.
That means the same architectural standards must apply to both. If a lot is zoned for single-family residential and a site-built home is allowed there, then a qualified manufactured home must be allowed there too. Local governments cannot create separate categories, separate review processes, or separate restrictions for manufactured homes that meet the law's criteria. The playing field, for homes that qualify, is now level.
What Is a Qualified Manufactured Home?
HB 160 does not apply to every manufactured home. The law defines a "qualified manufactured home" as one that meets all four of the following criteria:
- Manufactured within the previous 5 years. The home must have been built no more than five years before it is placed on the lot. This keeps the law focused on modern, current-code homes rather than older units that may not meet today's construction standards.
- Placed on a permanent foundation. The home must be installed on a permanent foundation system, not left on a temporary setup or transport frame. This brings it in line with the same foundation expectations that apply to any site-built home.
- Minimum 20 feet wide at its narrowest point, or two stories. Single-wide homes under 20 feet do not qualify. The home must be at least 20 feet wide, which typically means a double-wide or larger, or it must be a two-story manufactured home. This requirement addresses the visual and structural characteristics that communities associate with traditional single-family housing.
- Minimum 900 square feet of living area. The home must contain at least 900 square feet of heated living space. This threshold ensures the home provides a full residential living experience comparable to a modest site-built home.
If your manufactured home meets all four of these requirements, it is a qualified manufactured home under Kentucky law, and local zoning cannot treat it differently from the stick-built house across the street.
What This Means If You Are Buying Land
If the lot you are looking at is zoned residential single-family, and your manufactured home meets the four criteria listed above, the local government cannot block you from placing it there. No special use permits that apply only to manufactured homes. No separate architectural review boards. No conditional zoning that singles out your home because of how it was built.
The same rules that apply to your neighbor's stick-built home apply to yours. Setbacks, height limits, lot coverage, aesthetic standards. All of those still apply, but they apply equally. That is what HB 160 guarantees.
For buyers, this is a significant shift. It means you can shop for land with confidence that your manufactured home will not be zoned out after you have already committed to a purchase. It removes one of the biggest uncertainties that manufactured home buyers in Kentucky have faced for decades.
Counties Already Implementing HB 160
Several Kentucky counties and cities have already begun updating their zoning ordinances to comply with HB 160. Boyle County approved first reading of zoning updates to align with the new law. Spencer County's fiscal court approved a zoning change reflecting the manufactured home protections. The City of Union has moved to comply as well.
But here is the important part: even where counties have not yet updated their local ordinances, the state law still applies. HB 160 is state law. It overrides any local zoning provision that conflicts with it. If a county's zoning code still says manufactured homes are restricted to certain zones, that provision is unenforceable as of July 1, 2026, for any home that meets the four qualifying criteria. You do not have to wait for your county to catch up.
What HB 160 Does Not Cover
This law is powerful, but it has clear boundaries. Understanding what it does not do is just as important as knowing what it does.
- Homes older than 5 years. If the manufactured home was built more than five years ago, it does not qualify under HB 160. The zoning protections do not apply.
- Homes under 900 square feet. Smaller manufactured homes fall outside the law's definition of a qualified manufactured home.
- HOA covenants. HB 160 restricts government zoning, not private contracts. If your subdivision has a homeowner's association with covenants that prohibit manufactured homes, HB 160 does not override those restrictions. HOA covenants are private agreements between property owners, and they remain enforceable regardless of this law.
- Mobile homes built before 1976. The federal HUD code for manufactured homes began on June 15, 1976. Homes built before that date are classified as mobile homes, not manufactured homes, and HB 160 does not apply to them.
- Building permits and inspections. HB 160 does not eliminate the requirement for building permits, foundation inspections, utility connections, or any other standard construction approvals. You still need to pull permits and pass inspections like any other homeowner.
How to Use HB 160 When Buying
If you are planning to buy land and place a manufactured home on it, here is how I recommend using this law to protect yourself:
- Print the statute. Have a copy of KRS 100.348 as amended by HB 160 ready to bring with you. Most planning office staff are aware of it by now, but having the text in hand avoids confusion.
- Know the four criteria. Before you walk into any zoning office, confirm that your specific home meets all four requirements: built within the last five years, permanent foundation, minimum 20 feet wide or two stories, and at least 900 square feet.
- Get it in writing before closing on land. Ask the local planning and zoning office to confirm in writing that your qualified manufactured home is permitted on the lot you are considering. Do this before you close on the land, not after.
- Understand the difference between zoning and covenants. Zoning is government regulation, and HB 160 addresses that. Covenants are private contracts attached to the property by a developer or HOA, and HB 160 does not touch those. Before buying any lot, check the deed for restrictive covenants in addition to checking the zoning.
- Work with someone who knows the process. A REALTOR who understands manufactured home placement, local zoning, and the new law can help you avoid surprises and navigate the permitting process correctly from the start.
Frequently Asked Questions
Does HB 160 mean I can put any manufactured home anywhere?
No. The home must meet all four qualifying criteria: manufactured within the previous five years, placed on a permanent foundation, at least 20 feet wide or two stories, and at least 900 square feet. The lot must also be zoned for single-family residential use. HB 160 ensures equal treatment for homes that meet these standards. It does not eliminate zoning entirely.
What if my county has not updated its zoning code yet?
The state law still applies. HB 160 took effect on July 1, 2026, and it overrides any conflicting local ordinance. You can cite KRS 100.348 as amended by HB 160 directly. Local governments are required to comply with state law whether or not they have formally amended their own zoning code.
Does HB 160 override my HOA?
No. HOA covenants are private contracts between property owners, not government zoning regulations. HB 160 only restricts what local governments can do through zoning. If your HOA's covenants prohibit manufactured homes, those restrictions remain in effect. Always check the deed and any recorded covenants before purchasing a lot.
Can my county require a special use permit for a manufactured home?
Not if the home meets the four qualifying criteria and the lot is zoned for single-family residential. Under HB 160, a qualified manufactured home must be treated the same as a site-built home. If site-built homes do not require a special use permit on that lot, neither does a qualified manufactured home.
HB 160 is one of the most significant changes for manufactured home buyers in Kentucky in years. It does not solve every problem, but it removes one of the biggest barriers: the ability of local governments to zone you out simply because your home was built in a factory instead of on-site. If you are looking at land in Kentucky and considering a manufactured home, this law is on your side.
For a full walkthrough of buying land and placing a manufactured home in Kentucky, including financing, site prep, and what to expect from start to finish, check out our Manufactured and Modular Home Guide or download the free starter guide below.