Buying a Mobile Home in Canada (2025): Key Provincial Differences Explained

With housing affordability becoming a major concern across Canada, more buyers are considering mobile homes as an alternative to traditional single-family houses. But buying a mobile home vs house in Canada—especially in 2025—requires a very different approach depending on land ownership, financing, and provincial regulations.

This guide explains the differences between purchasing a mobile home with land vs. leased land, includes expert-backed advice, and outlines current trends shaping the Canadian market.

Buying a Mobile Home on Leased Land vs. Owned Land

1. Mobile Home on Owned Land

When a buyer purchases both the mobile home and the land it sits on, the transaction closely resembles a traditional real estate deal:

• Title Transfer: The buyer receives a freehold title to the land, and the home becomes a permanent fixture.

• Mortgage Financing: Major banks may offer conventional or insured mortgages.

• Property Taxes: Owed annually, just like traditional homeownership.

• Zoning & CSA Requirements: Must meet provincial standards for modular homes and local zoning bylaws. CSA requirements refer to construction and safety standards set by the Canadian Standards Association (CSA) for manufactured and modular homes. Homes must meet CSA Z240 (for mobile homes) or CSA A277 (for modular homes) to be legally installed, financed, and insured in most Canadian provinces.

Pro Tip: “Lenders are much more comfortable financing mobile homes on owned land,” says Rebecca Finn, a mobile home financing specialist with DLC Mortgages in Alberta. “It’s seen as more stable and carries resale value.”

2. Mobile Home on Leased Land (Park or Pad)

When the land is leased—usually within a mobile home park—the purchase is governed more like buying a vehicle or manufactured product:

• Lease Agreements: Buyers sign a pad lease with the park operator, typically ranging from 1–5 years.

• Chattel Loan Financing: Most banks won’t issue mortgages. Financing must go through private lenders or credit unions using a chattel loan, which has higher interest rates.

• Depreciation: Mobile homes on leased land may depreciate in value, especially if not permanently affixed or CSA-certified.

• Ongoing Rent: Monthly pad rental costs ($350–$1,200+) vary by province and region.

Pro Tip: “You need to look beyond the purchase price,” warns BC-based real estate agent Jennifer Hayes. “Factor in lot rent, utilities, insurance, and rules around moving or reselling the home.”

Legal and Regulatory Differences Across Canada

Each province treats mobile home ownership differently, especially when it comes to park tenancy laws, zoning, and disclosure requirements. Here's how they compare:

Alberta

• Governed by the Mobile Home Sites Tenancies Act.

• Site lease disclosure is mandatory. Landlords must provide written agreements detailing rent, rules, notice periods, and termination clauses.

• 365 days’ notice is required before a park can be redeveloped.

• GST applies on the mobile home itself, but not always on the land.

British Columbia

• Covered under the Manufactured Home Park Tenancy Act.

• Full site lease disclosure is required as part of written tenancy agreements, including rent, services, and park rules.

• Pad rent increases are regulated.

• CSA Z240 certification is often required for insurance and resale.

Ontario

• Regulated under the Residential Tenancies Act.

• Written lease agreements must include rent, fees, and services, but no standardized disclosure form is mandated.

• Zoning restrictions apply to mobile home placement.

• Some lenders offer limited mortgage products on leased land.

Saskatchewan & Manitoba

• Lightly regulated with minimal oversight of mobile home parks.

• Site lease disclosure is not required by law.

• Lease agreements vary between private park operators.

• Consumer protections are weaker than in Alberta or BC.

Quebec

• Mobile home leases fall under the Civil Code of Quebec.

• No mandatory site lease disclosure, but leases must be transparent and legally compliant.

• Homes are considered movable property unless permanently affixed and registered.

• Zoning is municipality-controlled.

Atlantic Provinces

• Governed under general tenancy laws.

• No mobile home–specific lease disclosure laws exist.

• Written leases are required, but park rules and protections vary.

• Rent control and redevelopment protections are limited.

Pro Tip: Even where not required, always request a full site lease disclosure. If park operators resist, consider it a red flag.

2025 Mobile Home Market Trends in Canada

As of June 2025, demand for mobile homes is rising due to several converging factors:

• Moderating mortgage rates: Posted 5-year fixed mortgage rates now average 4.2%–4.6%, down from highs above 6% in 2023. This easing is renewing interest in affordable housing options—especially among first-time buyers, retirees, and those priced out of traditional homes.

• Rental shortages: Tight rental markets in provinces like Alberta, British Columbia, and Nova Scotia continue to drive demand for ownership alternatives like mobile homes and modular dwellings.

• Affordability concerns: Even with lower interest rates, many Canadians are still seeking lower-cost living arrangements in the face of high inflation, taxes, and utility costs.

Note: Mobile homes on owned land may qualify for standard mortgage rates, while those on leased land usually require chattel loans, which can carry higher interest rates (typically 6%–9%+ depending on lender and terms).

2025 Price Range (Estimates)

Province	Mobile Home on Land	Mobile Home on Leased Land
Alberta	$150,000–$280,000	$60,000–$160,000
British Columbia	$250,000–$400,000+	$100,000–$220,000
Ontario	$180,000–$350,000	$80,000–$190,000
Atlantic Canada	$120,000–$250,000	$50,000–$120,000

Financing and Insurance Considerations

Financing and insuring a mobile home—especially one on leased land—is often more difficult:

• Chattel Loans: Higher rates and shorter terms.

• Insurance Gaps: Homes lacking CSA certification or permanent foundations may be ineligible.

• Age Restrictions: Homes older than 20 years are harder to finance or insure.

Pro Tip: Use brokers and lenders who specialize in manufactured housing. Credit unions like Servus and insurers like Peace Hills are mobile-home friendly.

Final Tips for Buyers Comparing Mobile Home vs House Purchase

• Inspect Thoroughly: Find an inspector who knows manufactured homes.

• Park Stability: Look for parks with long-term leases and stable ownership.

• Understand Depreciation: Land ownership usually leads to better long-term value.

• Resale Awareness: Mobile homes on leased land often have limited buyer pools.

Ready to Buy? Get Expert Help

Whether you’re considering a mobile home with land or in a park, expert guidance matters. Use the Pro Search™ directory to connect with a top-rated real estate agent or financing advisor experienced in mobile home transactions.