Chapter 15.06


15.06.010    Title – Effective date.

15.06.020    Authority.

15.06.030    Definitions.

15.06.040    Installation – Requirements.

15.06.050    Installation – Permits.

15.06.060    Inspections.

15.06.070    Fees.

15.06.080    Violations – Penalties.

15.06.010 Title – Effective date.

The ordinance codified in this chapter shall be known as the “mobile home ordinance of the county of Okanogan” and shall come into full force and effect on February 1, 1983. (Ord. 83-1 § 1, 1983).

15.06.020 Authority.

A. The Washington State Department of Labor and Industries has promulgated mobile home installation requirements in     Chapter 296-150B WAC, and pursuant to WAC 296-150B-220, has authorized local jurisdictions to inspect and enforce these standards. Okanogan County has provided written notice to the Department of Labor and Industries that it will inspect and enforce these regulations.

B. RCW 43.22.460 provides that local land use requirements, building setbacks, side and rear yard requirements, site development and property line requirements, and review and regulation of zoning requirements are specifically reserved to local jurisdictions. (Ord. 83-1 § 2, 1983).

15.06.030 Definitions.

A. “Mobile home” means a dwelling unit designed to be transportable upon the public streets or highways and certified as approved as such by the State Department of Labor and Industries as evidenced by the attachment of a “Red” seal.

B. “Recreational vehicle” means a vehicular-type unit primarily designed as temporary living quarters for recreational, camping or travel use with or without motive power, of such size and weight as not to require a special highway movement permit and certified as approved as such by the State Department of Labor and Industries as evidenced by the attachment of a “Green” seal. (Ord. 83-1 § 3, 1983).

15.06.040 Installation – Requirements.

A. General. All mobile homes shall be installed in compliance with the standards established by WAC 296-150B-200, which is incorporated and adopted by reference.

B. Building Site Preparations. The requirements of WAC 296-150B-225 are incorporated and adopted by reference.

C. Foundation System Footings. The requirements of WAC 296-150B-230 are incorporated and adopted by reference.

D. Foundation System Piers. The requirements of WAC 296-150B-235 are incorporated and adopted by reference.

E. Foundation Facia. The requirements of WAC 296-150B-245 are incorporated and adopted by reference.

F. Anchoring Systems. The requirements of WAC 296-150B-250 (1-4) shall apply to mobile homes at the discretion of the county building department, and are incorporated and adopted by reference to that extent.

G. Additional Requirements. Each mobile home shall:

1. Have the tongue removed or camouflaged by landscaping to such extent that it is unrecognizable;

2. Have permanent steps affixed to all exits;

3. Have all running gear, including axles, removed when placed on a full foundation with a basement;

4. Have all seals affixed to the outer skin as required by the State Department of Labor and Industries.

H. Amendments, additions or deletions to the installation requirements set out in Chapter 296-150B WAC will automatically amend, add or delete the provisions of this chapter in the same manner. (Ord. 83-1 § 4, 1983).

15.06.050 Installation – Permits.

A. The owner or the installer of a mobile home must obtain an installation permit from the county building department before installing a mobile home that will be used as a residence on a building site. A recreational vehicle parked continuously outside of a mobile home or recreational vehicle park for more than one month shall meet all the requirements for a mobile home under this chapter, unless the same is being used for security purpose ancillary to a construction site.

B. Permits for mobile homes shall be issued by the county building department upon submittal of an application in the form prescribed by said department together with appropriate supporting documents demonstrating compliance with this chapter and payment of the prescribed fee.

C. Each permit issued by the building division for a mobile home will be valid until such time as the mobile home is moved to another location. Mobile home permits may be transferred from one owner to another.

D. Mobile home movers, dealers or suppliers may not deliver a mobile home until it has verified that the owner or the installer has obtained an installation permit number furnished by the building department. Chapter 46.44 RCW and RCW 81.80.070 require that no mobile home shall be moved upon a public highway without obtaining the necessary permits from the state and county for moving oversized or overweight vehicles, or transporting property for compensation.

E. Compliance with setback requirements is necessary before the final setting of the mobile home.

F. Each mobile home must:

1. Be served by a water supply and sewage disposal system meeting the requirements of the county health department as evidenced by a septic tank or sewer permit issued by said department;

2. Comply with the requirements of the county engineer for ingress and egress from the subject property to a county road or state highway;

3. Comply with all county zoning and planning requirements, the county flood damage prevention ordinance and the county and state shoreline provisions. (Ord. 83-l § 5, 1983).

15.06.060 Inspections.

A. The installer shall request an inspection after all aspects of the installation, other than installation of the foundation facia, have been completed. The county building department will inspect the installation within five business days after it receives the request. If the inspection is not completed within five business days, the tenant or owner may occupy the mobile home at his or her own risk, or sooner, upon consent of the building inspector. Occupancy before inspection does not imply approval.

B. The county building department shall approve the installation of a mobile home and allow the mobile home to be occupied if the installation complies with the requirements of this chapter and the conditions of the installation permit.

C. If the installation does not comply with the installation requirements of OCC 15.06.050 and the conditions of the installation permit, the county building department shall provide the installer with a list of corrections that the installer must make. The list of corrections shall state a date by which the corrections must be completed. The building department shall inspect the installation after the corrections are completed. If the items that require correction do not endanger the health or safety of the occupants, or substantially affect the habitability of the mobile home, the county building department may permit the owner of the mobile home to occupy it.

D. If a dispute concerning an installation requirement of OCC 15.06.050 arises between any person or business and the county building department, the dispute may be submitted to the mobile home, commercial coach, and recreational vehicle advisory board for its opinion as to the proper interpretation of the requirement.

E. Notwithstanding subsections A, B or C of this section, no mobile home shall be placed or occupied unless in accordance with the requirements of the county health department, county engineer, setback provisions, county zoning and planning and county and state shoreline and flood damage prevention ordinances and laws. This prohibition applies regardless of whether or not the mobile home has been inspected in a timely manner under subsection A of this section. (Ord. 83-1 § 6, 1983).

15.06.070 Fees.

The county building department shall assess an inspection fee of $75.00 for singlewide mobile homes and $150.00 for doublewide mobile homes, unless located within an established mobile home park, when such fee shall be $50.00 and $100.00 respectively. (Ord. 83-1 § 6, 1983).

15.06.080 Violations – Penalties.

A. Placement of a mobile home without a permit in violation of this chapter, or contrary to the provisions of a permit issued therefor, or in violation of this chapter, shall constitute a misdemeanor.

B. Each day’s occupancy of a mobile home placed without a permit in violation of this chapter, or contrary to the provisions of a permit issued therefor, shall constitute a separate misdemeanor.

C. The penalty upon a conviction of a violation of any portion of this chapter shall be a fine not exceeding $500.00, or imprisonment not exceeding 90 days, or both.

D. RCW 43.22.440 provides that the failure to remedy any breach of the installation requirements established in Chapter 296-150B WAC upon adequate notice and within a reasonable time, is a violation of the Consumer Protection Act, Chapter 19.86 RCW, which authorizes injunctive relief, civil penalties up to $25,000, treble damages and award of attorney’s fees and costs. (Ord. 83-1 § 8, 1983).