Zoning Shift is a Positive Step Toward Housing Affordability
By DJ Pendleton and Rob Ripperda
The Texas Legislature has passed the state’s most significant expansion of manufactured housing rights in decades. Senate Bill 785, which TMHA supported, takes effect Sept. 1. It will require most Texas cities with zoning regulations to permit new HUD-code manufactured homes as a by-right use in at least one residential zoning district. An estimated one-third of Texas’ 1,200-plus cities need to update their zoning codes to comply with the new law.
As cities learn about the new legal mandate, some will begin to review and write new ordinances to change their zoning maps to comply with the law. Others might not become aware until the language of SB 785 is presented to them.
The passage of SB 785 was a major state-level legislative victory and finally fulfilled TMHA’s key legislative priority, one it has advocated for decades. But the state-level law was just the start; the outcome depends on how cities choose to implement the law.
What Manufactured Housing Professionals Can Do
Manufactured housing professionals in Texas have a unique opportunity before September 2026 to advocate for the allowance of new manufactured homes in areas of the city where they were previously banned. But it will be on each of us, within local communities, to seek out, engage, and advocate for more manufactured housing.
TMHA has asked its members to get active, or more active, in specific ways before the September change.
Firstly, know your cities. Identify municipalities that do not have a by-right zoning district.
Check for exemptions. Does the city lack any industrial or commercial zoning? Or are all residential lots in the city subject to pre-existing deed restrictions against MH? These carve-outs are narrow, but try to verify if they apply.
Reach out to staff. Introduce yourself as a trusted resource to planning staff and council members for all things manufactured housing and offer to work with them on SB 785 compliance.
Bring the map. Get a copy of the city’s zoning map and flag candidate districts that make sense to be zoned by-right under the new law.
Host an open house. Invite staff and council to tour a new HUD-code home on your lot or community. SB 785’s success was significantly helped by getting policymakers inside new manufactured homes.
Speak up at council and planning meetings. Short talking points at a hearing can influence a vote, but if they hear nothing from the industry, public officials may do only the minimum to meet the requirement.
Find friends. Employers, realtors, bankers, developers, and community leaders all understand the need for new attainable housing units. Ask them to join in requesting a wider expansion of property owner rights.
TMHA is interested in hearing back from members about their experiences in cities and towns across Texas. Report back and help inform other members and us on what is happening in an area where you work, live, or serve. L et us know what you’re hearing in your markets, and we’ll help support you. We’ll collect and distribute what is and what is not working to move the ball forward in Texas for manufactured housing.
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