Yes, if the home sits on a permanent foundation on land you own. Then it can get a normal mortgage, and CMHC insures it like any other home. On a rented pad in a park it is much harder: the home is treated as personal property (a "chattel"), not land, so most mortgage lenders, private ones included, won't register a mortgage on it. You would need a chattel loan instead. Either way, lenders want the original CSA label on the home.

Which situation is yours?

The land under the home decides almost everything. Answer two questions.

1. The land under the home

2. The home's base

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Why do lenders care about the CSA label?

Factory-built homes in Canada carry a CSA label showing the standard they were built to: CSA Z240 for mobile homes and CSA A277 for modular homes. It is usually near the front door or on the electrical panel. In BC a manufactured home cannot be sold without its original, legible CSA decal, and a lost label needs re-certification by Technical Safety BC. Lenders and insurers use the label to decide whether they can lend. Sagen, for example, will not insure Z240 RV or Z241 park-model homes.

How does BC's Manufactured Home Registry work?

In BC, manufactured homes are registered in the Manufactured Home Registry, separate from land title. A sale only counts once it is registered there, and loans against the home are recorded in the Personal Property Registry.

Home on owned or leased land

At least one owner holds the land, or a registered lease of 3+ years.

Permanent attachment

The home is, or will be, fixed to the land.

Form 32, $50

Apply for the residential exemption, with a title search or lease and any lender consents.

Part of the land

The home is treated as part of the land, so a regular mortgage can follow.

Alberta records liens on mobile homes in its Personal Property Registry. In Ontario, homes in parks and land-lease communities fall under the Residential Tenancies Act, which treats a land-lease home as a permanent structure.

Worried homeowner reading bills at the kitchen table while his partner comforts him — Tell us where the home sits and what the label says. We'll tell you quickly whether a lender can help.

What about leased land and First Nations land?

Lenders that accept leasehold want the lease to last long after the mortgage ends, a fixed payment, and the right to take over the lease if you default. Sagen, for one, wants the lease to run at least five years past the amortization. On First Nations leased land, such as Westbank near Kelowna or Tsawwassen in Delta, each lender has its own rules. Send us the lease before you pay for an appraisal.

What is a chattel loan?

A chattel loan is secured on the home itself, like a car or boat loan, not on land. It is the usual way to finance a home on a rented pad. CMHC can insure chattel loans for homes that are movable and not fixed to land, but these loans cannot use the 95% option or a borrowed down payment. Expect a bigger down payment, a shorter amortization and a higher rate than a mortgage.

How much is pad rent allowed to go up?

BC

2.3% in 2026, 2.2% in 2027

Plus a share of any rise in local levies and regulated utilities. Three full months' notice, once a year.

Ontario

2.1% in 2026

The provincial guideline. When you sell, the rent for your buyer can rise by no more than $50.

Alberta

No dollar cap

At least 365 days between increases, and 180 days' notice on a periodic tenancy.

Lenders and buyers look at pad rent because it is a cost every month, like a mortgage payment.

Mobile and manufactured home questions

Can I get a private mortgage on a mobile home in a park?

Rarely. A private mortgage needs land to register against, and a home on a rented pad has none. A chattel lender or credit union is the usual route. If you own other property, a mortgage on that property can fund the purchase instead.

Does CMHC insure manufactured homes?

Yes. Homes permanently fixed to land on a permanent foundation qualify for regular CMHC insurance, up to 95% loan-to-value on one or two units. Movable homes fall under CMHC chattel financing.

Can I put a manufactured home on my ALR land?

Often, yes. BC's ALR rules allow a second, smaller home on many parcels (up to 90 m² on parcels of 40 hectares or less), and they do not say what type of home it must be. Your local government can be stricter. ALR land rules.

What if the CSA label is missing?

Get it replaced before you sell or refinance. In BC that means re-certification through Technical Safety BC. Without it, most lenders and buyers will walk away.

Sources. BC Manufactured Home Registry · BC Manufactured Home Act · CMHC Prefab Plus · Sagen property eligibility · BC pad rent increases · Alberta, renting a mobile home site · Ontario LTB, mobile home parks · Ontario rent guideline. Checked 5 November 2026.

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