From raw land to move-in day in eight clear steps.
A trustworthy, plain-English playbook for building a manufactured home on your own parcel in Shasta County, Tehama County, and across Northern California.
- Step 01
Check zoning & land use
Confirm the parcel allows a manufactured home as a primary residence on a permanent foundation.
- Pull the parcel's APN and zoning designation from Shasta County GIS or Tehama County Planning.
- Most rural-residential, agricultural, and unclassified zones in Northern California allow manufactured homes — but always verify in writing.
- Look for HOA, CC&Rs, Williamson Act contracts, and overlay districts that may restrict or require additional approvals.
- Check FEMA flood zones and timber preserve overlays — these add cost and engineering requirements.
- Step 02
Review setbacks, access & fire requirements
Make sure the parcel is physically and legally buildable before spending any money.
- Front, side, and rear setbacks vary by zone — typically 20–50 feet front, 10–25 feet side and rear.
- Cal Fire requires defensible space, 12–14 ft road width, 13'6" overhead clearance, and turnaround at the home pad.
- Driveway grade must be ≤16% for emergency vehicle access in most Northern California counties.
- Confirm legal recorded access — landlocked parcels need an easement before any permit will be issued.
- Step 03
Choose the right home size
Match home size to your family, parcel, septic capacity, and budget — not the other way around.
- Single-wide (≈14 ft × 60–76 ft): 800–1,200 sqft, 2–3 bedrooms, lowest cost, ideal for couples or small families.
- Double-wide (≈28 ft × 60–76 ft): 1,400–1,900 sqft, 3–4 bedrooms, the most popular family choice.
- Triple-wide / multi-section: 2,000–2,800 sqft, 4–5 bedrooms, full custom feel, comparable to mid-range site-built.
- Septic system sizing is driven by bedroom count — adding bedrooms can require a larger leach field.
- Step 04
Plan utilities
Water, sewer or septic, electric, and propane or natural gas. This is where parcels truly differ.
- Water: city/district hookup ($3k–$15k) or new well drilling ($18k–$45k+ in Shasta/Tehama depending on depth).
- Sewer: city sewer where available, otherwise a permitted septic system ($18k–$35k for standard, more for engineered).
- Electric: PG&E line extension ($0–$60k+ depending on distance from the nearest pole) — get a written estimate early.
- Propane: 250–500 gallon tank, owned or leased; natural gas only available in incorporated areas.
- Step 05
Foundation & HCD 433A
A permanent foundation plus a recorded 433A converts the home into real property.
- Permanent foundation options: full perimeter concrete, ICF stem wall, engineered pier-and-beam — all engineered for seismic and wind loads.
- HCD Form 433A: a state form recorded with the county that legally affixes the home to the land.
- Once 433A is recorded, the home is taxed and titled as real property and qualifies for FHA, VA, USDA, and conventional financing.
- Without 433A, the home stays as personal property (DMV titled) — limiting financing and appreciation.
- Step 06
Submit permits
Building permit, septic permit, and grading/encroachment permits are typically required.
- Building permit application: site plan, foundation engineering, utility plan, energy compliance (Title 24), and 433A intent.
- Septic permit: percolation test results and septic design from a registered designer.
- Grading permit: required when moving more than 50 cubic yards in most counties.
- Encroachment permit: required when the driveway connects to a county-maintained road.
- Typical permit timeline in Shasta/Tehama: 6–12 weeks once a complete package is submitted.
- Step 07
Prepare the site
Site work converts raw land into a buildable pad — usually the most variable cost in your project.
- Clearing, rough grading, and pad compaction to engineered specs.
- Driveway construction with proper base rock and Cal Fire turnaround.
- Trenching for water, electric, and propane lines.
- Septic system installation, pressure testing, and county inspection.
- Foundation pour and engineering inspection prior to home delivery.
- Step 08
Delivery, installation, inspections & move-in
The home is transported, set, hooked up, inspected, and handed over — typically in 2–6 weeks.
- Transport from the factory to your site (CHP-escorted oversize loads).
- Set crew installs the home onto the foundation, mates the sections, and completes weatherization.
- Licensed contractors connect plumbing, electrical, gas, and HVAC.
- County conducts final inspections; HCD records the 433A.
- Final walk-through, warranty kickoff, and the keys are yours.
Not sure if your parcel is buildable? We'll tell you — for free.
Send us your APN or address. A Nestably advisor will run a zoning, setback, fire, utility, and 433A feasibility check and walk you through the results.