South Carolina limits zoning barriers to replacing existing manufactured homes

Local governments cannot impose rules or added conditions that block a protected existing use when a manufactured home is replaced. The protection covers replacement homes no more than five years old in manufactured-home communities or on other residential land. It preserves a lawful use that does not fit current zoning rules. Modular homes are excluded. The landowner must consent. The replacement cannot change a single-family residence into another dwelling type. Necessary safety measures and compliance with applicable laws can override the protection. Those laws must be actively enforced on all dwelling types. Protection does not apply after the local ordinance's period of discontinued use, which must be at least twelve months, unless circumstances outside the owner's control caused the interruption. The replacement cannot obstruct a shared driveway or sidewalk unless the owner removes the obstruction or its effects through modifications to that driveway or sidewalk. The law took effect on May 19, 2026.

Single-family modular homes built on a frame must meet specified design standards. Former display models can be placed for their first residential use when they meet the listed requirements. The design standards cover single-family modular homes built on a frame and manufactured after January 1, 2005. They address roof shape, wall height, and exterior materials. Display models must have a valid state modular-home label, meet wind and earthquake requirements in effect when labeled, and retain their original design. Sellers must give buyers written notice that the home meets codes from its manufacture date and may not meet codes in effect when placed for residential use. Foundation rules cover single-family modular homes placed in South Carolina after January 1, 2005. Special coastal or floodplain foundations require professional design and local review and approval. These provisions took effect on May 19, 2026.

Local governments may create and operate districts for residential improvements across government boundaries with the required approvals. These districts may include areas under another government entity's authority. All owners of real property within the proposed district must approve. The governing body of the other government entity must consent through a resolution. This provision took effect on May 19, 2026.