North Carolina County and Code Starting Points

Burke County Manufactured Home Starting Points

Burke County practices countywide zoning, so every parcel outside the ten towns carries a district, and the district decides the answer before anything else does. The ordinance's Table of Uses runs eleven districts across the top and marks a blank as not allowed. A double-wide that meets the county's appearance rules - Class A - is allowed by right in three of them: R-2, R-3 and R-MU. A single-wide that meets them - Class B - is allowed in two: R-3 and R-MU. R-1 allows neither, and it is the district the ordinance describes as limited exclusively to site-built and modular homes; PRMU and CON allow a single-family house by right and no manufactured home at all. A home that misses either the HUD standards or the county's appearance rules is Class E, which the ordinance says will not be permitted in the county, at all, in any district. Three or more homes on one parcel is a park, and a park is a special use in two districts and needs the Board of Adjustment. One more thing to know before you buy: in Burke County the zoning permit comes first, and the county will not even let Environmental Health run a perc test until you have one.

Manufactured Home Land Check

Will this Burke County land take a manufactured home? Find out before you commit to buying the land, or the home.

Buying land, already own it, or selling it — one report on what the county and the land will allow.

Check this land

Need a set-up crew, poured footers or skirting in Burke County?

One request, free for you. Pick the work:

Project Roadmap, Cost and Next Steps — Planning the whole project? Costs, stages and who does what.
Review My Quote — Have a quote in hand? Included, missing, unclear—and what to ask.
Project Consulting — Want to talk it through? An experienced set-up contractor and dealer.

Common Questions

Mobile homes in Burke County, answered from the county's own sources.

Can I put a mobile home on my land in Burke County?

Is there anything in Burke County that could stop a mobile home on this land?

R-1 is closed to every class of manufactured home, and so are PRMU and CON. The ordinance says what R-1 is for in its own description: the R-1 Residential District 'is intended to be limited exclusively to single-family site built and modular dwelling units.' A modular home qualifies there. A manufactured home, of any class, does not. PRMU and CON take a single-family house by right and carry no manufactured home row at all. So three of the six districts that allow a house outright allow no mobile home. Class E is not permitted in the county. Not in any district. Burke County sorts every manufactured home into a class before it asks about the parcel, and the last class is a refusal. The ordinance's definition reads: 'Class E: Any manufactured housing unit that does not meet the county appearance criteria or the U.S. Department of Housing and Urban Development manufactured home construction standards. Class E manufactured will not be permitted in the county.' The same definition adds: 'This term shall include the term "Mobile Home."' The county's own form states fewer rules than the ordinance does. The Zoning Permit Application carries a paragraph headed 'The Burke County zoning ordinance provides the following regulations pertaining to manufactured homes' and then gives three lines, one per district, about siding and roofing. It is accurate as far as it goes. It is not the whole rule, and a buyer who plans from the form will be short. Source: The Burke County Zoning Ordinance, adopted June 15, 2021, revised May 19, 2025 and February 16, 2026 (PDF), reviewed 2026-09-20.

Which zoning districts in Burke County allow a mobile home?

Eleven districts across the top of the table. A mobile home is allowed in three. Burke County's own Planning and Zoning page opens with the sentence that matters: 'Burke County practices countywide zoning.' Every parcel outside the towns has a district, and the ordinance's Table of Uses answers the question district by district. The legend is X for use by right, A for accessory, S for special use, and then a line in red: 'If the space for a use is blank, that use is not allowed.' Source: The Burke County Zoning Ordinance, adopted June 15, 2021, revised May 19, 2025 and February 16, 2026 (PDF), reviewed 2026-09-20.

Do county or town rules apply to my land in Burke County?

Ten towns are carved out, and two of them are not even in Burke County. Section 3.3 of the ordinance says it applies to all land in Burke County 'except the municipalities of Connelly Springs, Drexel, Glen Alpine, Hickory, Hildebran, Long View, Morganton, Rhodhiss, Rutherford College, Valdese and their extraterritorial planning jurisdictions (ETJ), where applicable.' Hickory and Long View are Catawba County towns whose limits reach across the line. Inside any of those lines, the town's ordinance decides, not this page. Source: The Burke County Zoning Ordinance, adopted June 15, 2021, revised May 19, 2025 and February 16, 2026 (PDF), reviewed 2026-09-20.

What permits does a mobile home need in Burke County?

The zoning permit comes first. It comes before the perc test. Most buyers expect to test the land first and deal with the county later. Burke County has written the opposite order on its own planning page: the zoning permit is submitted and approved first, before the county will issue the other permits a new home needs. Its own published answer goes further - a perc test on land you are only thinking about buying needs a zoning permit too. That order catches people while they are still deciding whether to buy. Source: The Burke County Zoning Ordinance, adopted June 15, 2021, revised May 19, 2025 and February 16, 2026 (PDF), reviewed 2026-09-20.

Manufactured Home Placement Questions

Start with what the sources actually support.

Do I need a permit for a mobile home in Burke County?

Countywide zoning, so every parcel outside the ten towns has a district and the district decides the answer

The Table of Uses is explicit that a blank means not allowed, in red on the page

Class A, a double-wide meeting the appearance rules: allowed by right in R-2, R-3 and R-MU only

Class B, a single-wide meeting the appearance rules: allowed by right in R-3 and R-MU only

Class C and Class D, homes that miss the appearance rules: R-MU only, and masonry underpinning either way

Class E, a home that misses the HUD standards or the appearance rules: not permitted anywhere in the county

R-1 allows no manufactured home of any class, while allowing a site-built or modular house by right

PRMU and CON allow a single-family house by right and no manufactured home

A Class A home goes on a continuous, unpierced brick, concrete block or other masonry foundation

A deck or porch of at least thirty-six square feet on the front of the home, for Class A and Class B

Minimum roof rise of three feet in twelve, on both Class A and Class B

A Class A home is at least sixteen feet wide and no longer than four times its width

The towing apparatus and tongue come off at final placement and are screened to a total visual barrier

Three or more homes on one parcel is a park, and a park is a special use in R-3 and R-MU only

The zoning permit comes before the Environmental Health permit and before the building permit

A perc test needs a zoning permit first, even when you are only evaluating land you might buy

Residential setbacks of 30 feet front, 15 feet side and 20 feet rear, on the county's own application

Maximum height at grade of 35 feet in every residential district

A moving permit from the Burke County Tax Administrator if the home comes from another location

Burke County Local Process Guide

Official-source-backed starting points and questions to verify.

These sections organize the public source links already reviewed for this page. Where a source does not answer a project-specific question, the item is framed as something to ask the county, AHJ, utility company, licensed professional, dealer, setup contractor, or responsible provider.

The finding

Eleven districts across the top of the table. A mobile home is allowed in three.

Burke County's own Planning and Zoning page opens with the sentence that matters: 'Burke County practices countywide zoning.' Every parcel outside the towns has a district, and the ordinance's Table of Uses answers the question district by district. The legend is X for use by right, A for accessory, S for special use, and then a line in red: 'If the space for a use is blank, that use is not allowed.'

The eleven columns are R-1, R-2, R-3, R-MU, PRMU, O-I, N-B, G-B, L-I, IND and CON.
Manufactured Home: Class A - a double-wide meeting the county's appearance rules - carries an X in R-2, R-3 and R-MU. Three.
Manufactured Home: Class B - a single-wide meeting them - carries an X in R-3 and R-MU. Two.
Manufactured Home: Class C and Class D each carry a single X, in R-MU.
Mobile Home: Class E carries nothing in any of the eleven columns.
For comparison, on the same page, Dwelling Units, Single Family carries an X in six columns: R-1, R-2, R-3, R-MU, PRMU and CON.
Mobile Home Park carries an S - special use, decided by the Board of Adjustment - in R-3 and R-MU, and nothing anywhere else.
The county's parcel viewer at gis.burkenc.org carries the zoning layer. The application form tells you to get the district from it before you file.

Adverse finding

R-1 is closed to every class of manufactured home, and so are PRMU and CON.

The ordinance says what R-1 is for in its own description: the R-1 Residential District 'is intended to be limited exclusively to single-family site built and modular dwelling units.' A modular home qualifies there. A manufactured home, of any class, does not. PRMU and CON take a single-family house by right and carry no manufactured home row at all. So three of the six districts that allow a house outright allow no mobile home.

R-2 is described as similar to R-1 but it 'also allows Class A manufactured homes' - a double-wide meeting the appearance rules, and nothing narrower.
R-3 'allows a broader range of residential uses including Class A and Class B manufactured homes' - this is the only district outside R-MU where a single-wide is allowed by right.
If the parcel you are looking at is R-1, a rezoning or a variance is the only path, and neither is a permission you should assume before you buy.
Section 3.11 offers one more door: a use not delineated in the ordinance may be applied for as a special use. A use the table deliberately leaves blank is delineated, so do not read that section as a way around an empty cell - ask the county whether it applies at all.

Adverse finding

Class E is not permitted in the county. Not in any district.

Burke County sorts every manufactured home into a class before it asks about the parcel, and the last class is a refusal. The ordinance's definition reads: 'Class E: Any manufactured housing unit that does not meet the county appearance criteria or the U.S. Department of Housing and Urban Development manufactured home construction standards. Class E manufactured will not be permitted in the county.' The same definition adds: 'This term shall include the term "Mobile Home."'

It is an or, not an and. A home built after 1976 to HUD standards is still Class E in Burke County if it misses the county's appearance rules and is not already here.
Homes already in the county's jurisdiction 'will be allowed to remain at their current location as non-conformities; but may not be relocated anywhere in the county's jurisdiction.'
And the sentence keeps going: '. . . or shall not have electrical service restored once the vested right is lost.' A power cut-off can become permanent.
This is the rule that turns a cheap older home into an unusable one. Before money moves, get the year, the HUD label and the appearance details in writing, and check them against the Class A or Class B list for the district.
Class C and Class D exist only for homes already here - each is defined as a home 'existing in Burke County prior to' a date the published ordinance leaves blank. Both must be underpinned with masonry materials.

Adverse finding

The county's own form states fewer rules than the ordinance does.

The Zoning Permit Application carries a paragraph headed 'The Burke County zoning ordinance provides the following regulations pertaining to manufactured homes' and then gives three lines, one per district, about siding and roofing. It is accurate as far as it goes. It is not the whole rule, and a buyer who plans from the form will be short.

What the form says: R-MU, single-wide or double-wide with vinyl or hard siding, metal siding, shingle roof or metal roof. R-2, double-wide only, vinyl or hard siding and shingle roof only. R-3, single-wide or double-wide, vinyl or hard siding and shingle roof only.
What the form does not say: a Class A home 'shall be placed on brick, concrete block, or other masonry foundation. The foundation shall be continuous and unpierced except for ventilation.'
What the form does not say: 'Class A manufactured home shall have either a deck or a porch with steps. This structure shall be located in the front of the home. The minimum square footage shall measure at least thirty-six (36) square feet.' Class B carries the same deck or porch requirement.
What the form does not say: the roof must rise at least three feet in every twelve, on both classes.
What the form does not say: a Class A home's minimum width is sixteen feet, and the main portion may not be longer than four times its width.
What the form does not say: the towing apparatus and tongue are removed at final placement and underskirted or screened with shrubbery dense enough to be 'a total visual barrier' - or, on a Class B, removed or screened with landscaping.
Read the ordinance, and price the foundation and the front porch, before you accept a set-up quote here.

Whose rules apply

Ten towns are carved out, and two of them are not even in Burke County.

Section 3.3 of the ordinance says it applies to all land in Burke County 'except the municipalities of Connelly Springs, Drexel, Glen Alpine, Hickory, Hildebran, Long View, Morganton, Rhodhiss, Rutherford College, Valdese and their extraterritorial planning jurisdictions (ETJ), where applicable.' Hickory and Long View are Catawba County towns whose limits reach across the line. Inside any of those lines, the town's ordinance decides, not this page.

The county's Planning and Zoning page says the same thing from the other side: each of those jurisdictions 'has their own zoning designations for the parcels within their corporate limits.'
An extraterritorial jurisdiction is town zoning on land outside the town limits, and a parcel can sit in one without any sign on the road saying so.
Connelly Springs and Glen Alpine have their own ordinances posted on the county's own planning page, and the county has a separate Connelly Springs zoning permit form.
Ask the county which jurisdiction the parcel is in before you ask anything else. The answer changes which ordinance the rest of your questions belong to.
Private restrictive covenants are a fourth layer, and no county or town answer covers them. Read the deed.

The home itself

What Burke County requires a home to look like before the district even matters.

Class A and Class B are appearance classes, and the ordinance writes both out in full. Every item below comes from the definitions in Article 2.0. A home that fails them is not a Class A or Class B home, whatever the dealer calls it, and in most districts that is the end of the conversation.

Class A: a double-wide or multi-sectioned unit meeting HUD standards, at least sixteen feet wide, with the main portion no longer than four times its width.
Class A roof: a minimum rise of three feet for every twelve feet of run, finished in a material commonly used in residential construction, with an eave projection of no less than six inches, which may include a gutter.
Class A siding: predominantly vinyl, wood or hardboard, comparable in composition, appearance and durability to siding commonly used in residential construction.
Class A foundation: brick, concrete block or other masonry, continuous and unpierced except for ventilation required by the state's regulations for manufactured homes.
Class A entry: a deck or a porch with steps on the front of the home, at least thirty-six square feet, with a minimum three-foot by three-foot landing at any outward-opening door.
Class B: a single-wide meeting HUD standards, with the same three-in-twelve roof rise finished in shingle, siding predominantly vinyl or aluminum lap whose reflectivity does not exceed flat white paint, wood or hardboard, and the same front deck or porch of at least thirty-six square feet.
The ordinance also places the home on the lot: unless it is in a park, it is 'to be placed on the lot to be in harmony with nearby site-built structures,' and where there is nothing nearby to compare, 'it shall be sited with the front running parallel to the street.'
One replacement rule worth knowing: a non-conforming single-wide on an individual lot can be replaced with a Class A or Class B home, a modular home or a stick-built home - but any replacement in R-1 or R-2 must have masonry underpinning.

The order of steps

The zoning permit comes first. It comes before the perc test.

Most buyers expect to test the land first and deal with the county later. Burke County has written the opposite order on its own planning page: the zoning permit is submitted and approved first, before the county will issue the other permits a new home needs. Its own published answer goes further - a perc test on land you are only thinking about buying needs a zoning permit too. That order catches people while they are still deciding whether to buy.

'For new construction, a zoning permit is required to be submitted and approved before an Environmental Health permit (for septic or well) or Building permits can be issued.'
The county's published question and answer is blunter still: 'I am looking to get a perc test for a possible septic system for property I am looking to purchase. Do in need a zoning permit?' Answer: 'Yes. Prior to Environmental Health conducting or issuing you a permit for the perc test or septic evaluation, a zoning permit will be required.'
The application has a Septic Evaluation Only box for exactly that case, so ask the county how it handles a parcel you do not own yet.
The form is filed with Burke County Community Development, in person at 110 N. Green Street in Morganton, by mail to PO Box 219, or by email to community@burkenc.org.
It asks for the owner and agent, the property address, the REID number, the PIN number and the zoning district, the utilities present, and a description of the work.
On the manufactured home page it asks for a sales receipt or state-issued title, and, if the home is moving from another location, a completed moving permit from the Burke County Tax Administrator's office.
In the lake overlay district on Lake James, a Shoreline Protection Permit is required as well as the ordinary zoning permit.

Space around the home

Thirty feet front, fifteen side, twenty rear - and one home to a lot.

The residential setbacks are printed on the county's own zoning permit application, which is where a homeowner is most likely to meet them. The height limit and the one-dwelling rule come from the ordinance.

Residential setbacks: 30 feet front, 15 feet side, 20 feet rear. Commercial and industrial: 40 feet front, 30 feet side and rear.
Accessory structures go to the side or rear yard, outside the setbacks, unless the lot is at least one acre, in which case one may go in the front yard. On a vacant parcel the front setback for an accessory structure is 80 feet.
Maximum height at grade level is 35 feet in R-1, R-2, R-3, R-MU, PRMU and CON.
Section 3.8: additional dwellings are not permitted on the same lot as another primary dwelling, though a detached accessory dwelling unit may be permitted as an accessory use.
Maximum lot coverage for a single-family residential use is set by the Burke County Watershed Protection Ordinance rather than by a number in the zoning ordinance, and in the Conservation districts impervious coverage is capped at 10 percent of the total project area in the aggregate.

In a park

Three homes on one parcel makes a park, and a park needs the Board of Adjustment.

Section 3.9 sets the threshold in one sentence: 'Three (3) or more manufactured homes on the same parcel constitute a manufactured home park and must be permitted as a manufactured home park.' Section 5.5 is what that then means. It matters to a buyer of land, not only to a developer - two homes for family members is a plan the ordinance still permits by district, and a third changes what you are building.

No on-site improvements may be made 'before a plan has been approved by the Board of Adjustment and the proper permits have been obtained.'
At least three spaces must be available at first occupancy to qualify as a park.
Each space holds at least 5,000 square feet of ground area, with concrete or iron pipe markers at all corners.
Each space carries a site number in permanent lettering two and a half inches high, attached to or painted on the electrical service.
Every home is set up in accordance with the State of North Carolina regulations for the installation of manufactured homes published by the North Carolina Department of Insurance.
Continuous underpinning of wood, masonry or a similar non-combustible exterior grade material, unpierced except for required ventilation. Any tongue, axles or towing apparatus left on is screened from view from any public street right-of-way.
A screen or buffer between the park and every adjacent property, and a site plan prepared by a licensed architect, engineer, landscape architect or land surveyor.
All homes in a park, like all homes outside one, must comply with the Burke County Watershed Protection Ordinance.

What is not written here

Not found is not a yes.

Each item below was looked for in the three Burke County sources named on this page and was not settled there. A gap is a question for the county, not a permission.

No age cutoff for a manufactured home was found. The Class E definition does the work an age rule usually does, by way of the HUD standards and the appearance rules, but the ordinance sets no model year.
Class C and Class D are each defined as a home 'existing in Burke County prior to' - and the published ordinance carries no date after those words. Ask the county what the date is.
The Burke County Flood Damage Prevention Ordinance and the Burke County Watershed Protection Ordinance are both referenced by the zoning ordinance and neither was read for this page. Any parcel near water needs both answered.
The Subdivision Ordinance is posted on the same county page and was not read for this page.
Minimum lot sizes by district were not settled from these three sources; the ordinance's lot area section gives coverage and height rules rather than a minimum area table.
No fee amount, review time or inspection sequence is stated here. The county posts a Community Development fee schedule; it was not read for this page.
No Health Department septic rule is stated here beyond the order of permits, and no well rule at all.
The Connelly Springs and Glen Alpine ordinances, and the ordinances of the other eight towns, were not read for this page.

Local Prerequisites To Verify

Environmental health, utilities, zoning, and access may shape the sequence.

Septic approval or existing-system review

County sources often require septic approval, construction authorization, or existing-system authorization before or alongside manufactured-home permitting.

Septic

Well or water availability

County sources may require well, public water, or water-sewer tap documentation before a permit can move forward.

Well Plumbing

Water/sewer availability

Some county sources ask for sewer approval, tap receipts, or public water documentation when applicable.

Plumbing Septic Well

Utility service availability

Some county sources connect power release or final readiness to completed trade inspections or utility-provider steps.

Electrical HVAC Propane / Gas

Zoning or land-use review

County sources may require zoning, municipal zoning, watershed, floodplain, or land-use review before manufactured-home placement.

Engineering

Driveway or access

Driveway, access, or delivery-route questions belong in the library only where county or source-backed process notes make them relevant.

Driveway Improvement Grading and Site Preparation Transport and Setup

Inspection-Related Scopes

Limited to source-backed manufactured-home scopes.

Grading and Site Preparation

Use only where source-backed county or state guidance ties grading to pad, drainage, foundation readiness, access, footers, or setup readiness.

Several county sources reference site grading, drainage, footings, setup readiness, or documents needed before power or final signoff.

Transport and Setup

Core manufactured-home installation scope for delivery, setup, pier/blocking, anchoring, tie-downs, setup contractor information, and inspection readiness.

The NC Installation Manual is the primary statewide installation source; county manufactured-home process pages may add local setup contractor, permit, and inspection steps.

Electrical

Electrical service, site-installed electrical work, utility handoffs, and inspection readiness when source-backed.

County sources commonly separate electrical permits or inspections for mobile/manufactured-home setup.

Plumbing

Plumbing connections, water and waste lines, pressure or water tests, and final readiness where source-backed.

County sources commonly separate plumbing permits or inspections for mobile/manufactured-home setup.

HVAC

Mechanical systems, heat pump or air-conditioning work, ducting, and final readiness where source-backed.

County sources commonly reference mechanical permits or inspections for mobile/manufactured-home setup.

Propane / Gas

Use only when official guidance mentions gas service, gas appliance connections, LP systems, fuel-gas inspection, pressure testing, shutoffs, or installation-manual requirements.

Onslow County explicitly groups gas fuel work with prescriptive code and NC manufactured-home regulations for manufactured-home permits.

Decks / Stairs / Landings / Handicap Ramps

Egress, steps, landings, handrails, ramps, deck thresholds, and final access readiness where source-backed.

County manufactured-home guides may reference stoops, steps, landings, handrails, and deck-size thresholds.

Masonry / Block / Foundation

Footings, piers, blocking, masonry skirting/foundation presentation, soil bearing, anchorage, and foundation readiness where source-backed.

County sources reference footings, piers, blocking, anchorage, soil bearing, tie-downs, or foundation-related items in inspection processes.

Vinyl Skirting

Skirting or underpinning only where source-backed guidance connects it to inspection timing, access, ventilation, appearance, or placement requirements.

County manufactured-home inspection documents may reference skirting timing, access panels, or underpinning requirements.

Trim-Out / Carpentry

Use only where official guidance touches final trim-out, marriage line completion, close-up, access panels, finish details, weatherproofing, or readiness for final inspection.

Onslow County references marriage wall inspection for multi-wide homes and close-up type items within manufactured-home setup inspections.

Questions To Ask The County

Bring better questions to the right local office.

What zoning district is this parcel in, and does the Table of Uses allow Class A, Class B, both or neither there?

Is the parcel inside one of the ten towns or their extraterritorial jurisdiction, so the town's rules apply instead?

Does the home I am buying meet the county's Class A or Class B appearance rules, in writing, before I sign?

Class C and Class D are defined as homes existing in Burke County prior to a date the ordinance leaves blank. What is that date?

If the district allows only a double-wide, what does that do to the price of the home I was quoted?

Is any part of the parcel in the Lake James lake overlay district, where a Shoreline Protection Permit is also required?

Is the parcel in a water supply watershed, and what does the Burke County Watershed Protection Ordinance require of it?

Is any part of the parcel in a FEMA floodplain, and what does the Burke County Flood Damage Prevention Ordinance require there?

What does a zoning permit cost here, and how long does the county take to act on one?

Is there already a dwelling on this parcel, so a second home would not be permitted?

Dealer Quote Responsibility Questions

Ask who owns each step before the project depends on it.

What zoning district is this parcel in, and is the home you are selling me Class A or Class B in that district?

Will you put the district and the class in the contract, so a Class E refusal is your problem and not mine?

Is the continuous, unpierced masonry foundation the ordinance requires in this price?

Is the front deck or porch of at least thirty-six square feet, with steps, in this price?

Does this home's roof rise at least three feet in twelve, and is the siding one the ordinance names?

Who files the zoning permit, whose name is on it, and is the fee in the quote?

If the home is moving from another location, who obtains the moving permit from the Burke County Tax Administrator?

Is removal and screening of the towing apparatus and tongue in this price?

What To Gather

Better details make county and provider questions clearer.

The parcel's REID number and PIN number, and its zoning district from gis.burkenc.org

Whether the parcel is inside one of the ten towns or an extraterritorial jurisdiction

The home's year, make, section count and width, and whether it carries a HUD label

The home's siding material, roof material and roof pitch, in writing from the seller

Which utilities are present on site: public water or well, public sewer or septic, and the electric provider

Whether any dwelling already stands on the parcel

Whether any part of the parcel is on Lake James in the lake overlay district

The deed and any restrictive covenants recorded against the parcel

Related provider types

Transport and Setup Septic Well Electrical Plumbing HVAC Grading and Site Preparation Driveway Improvement Masonry / Block / Foundation

Related project stages

Purchasing or Acquiring Land Permits, Septic, and Utilities Preparing Your Land Setup and Installation After Installation / Move-In

Source notes

Every quotation on this page was read cold on 2026-09-20 from Burke County's own documents: The Burke County Zoning Ordinance, fetched directly from the county's Planning and Zoning page; the county's Zoning Permit Application; and the Planning and Zoning page itself.

The ordinance's own cover reads 'Adopted by the Board of Commissioners on June 15, 2021', 'Revised May 19, 2025' and 'Revised February 16, 2026'. Nothing on this page relies on a section the ordinance does not carry.

The district counts come from the Table of Uses on ordinance page 3-20, read from the rendered page so that each X sits under its own column, and cross-checked against the column positions in the extracted text. Both readings give Class A three districts, Class B two, Class C and Class D one each, Class E none, and Single Family six.

The class definitions, the manufactured home definition and the park definition are Article 2.0, ordinance pages 2-20 and 2-21, also read from the rendered pages. The blank after 'existing in Burke County prior to' in the Class C and Class D definitions is in the published document; it is not a transcription loss.

The district descriptions are Section 3.1, territorial application is Section 3.3, the replacement rules and the height table are Sections 3.4 and 3.2, the one-dwelling rule is Section 3.8, the park threshold is Section 3.9, the undelineated-use door is Section 3.11, and the park standards are Section 5.5.

The per-district siding and roofing summary, the residential and commercial setbacks, the accessory-structure rule, the sales receipt or title requirement and the Tax Administrator moving permit are all from the county's Zoning Permit Application, not from the ordinance. Where the two differ in scope, this page says so rather than merging them.

The countywide zoning statement, the list of ten municipal jurisdictions, the order of permits, the perc test answer and the Shoreline Protection Permit are from the county's Planning and Zoning page.

No written answer from Burke County Community Development, the Planning and Zoning office or the Health Department is on file for this page, and no staff confirmation is claimed. No staff names appear here, and no project approval, inspection result or utility-release outcome is implied.

Helpful Next Steps

Move from Burke County questions into the right My Manufactured Home Guide path.

Use these pages to organize the next question by stage, responsibility, utility path, setup readiness, or private project summary. They do not replace county, utility, AHJ, or professional confirmation.

How to check zoning for a manufactured home

In Burke County the district is the first answer, and the county publishes it on its own map.

Do I need a permit for a mobile home in North Carolina?

The statewide permit question, before Burke County's zoning-permit-first order.

Manufactured-home site plan checklist

What to draw before you file the Burke County zoning permit application.

Source Hierarchy

State installation guidance first, then local process.

The NC Installation Manual sets how a home is installed statewide. Burke County's own offices set the permit steps, zoning, septic and inspections.

NC installation guidance

primary statewide installation source

Primary statewide installation source: NC Installation Manual

Primary statewide installation source for North Carolina manufactured-home installation requirements, published as the State of North Carolina Regulations for Manufactured Homes.

state program authority

State program authority: NC OSFM Manufactured Homes

Official state manufactured-homes program landing page and document hub; use the NC Installation Manual for installation-specific requirement details.

state program authority

State program authority: NC OSFM Manufactured Building

Official NC OSFM manufactured building division page for manufactured and modular housing resources.

local process source

Burke County local process sources

County and local AHJ sources explain local process layers; they do not replace statewide installation guidance or project-specific authority.

County Links and Source Notes

Official source links reviewed for this page.

We organize Burke County's own sources. Rules change — confirm them with the county before you rely on them.

local process source

Local ordinance source: The Burke County Zoning Ordinance, adopted June 15, 2021, revised May 19, 2025 and February 16, 2026 (PDF)

The county's own zoning ordinance, linked from its Planning and Zoning page. The Table of Uses is page 3-20; the manufactured home definition and the Class A to Class E definitions are Article 2.0, page 2-20 and 2-21; the districts are Section 3.1; territorial application is Section 3.3; replacement of non-conforming homes is Section 3.4; the park threshold is Section 3.9 and the park standards are Section 5.5. Read cold on 2026-09-20.

Responsible authority / official host: burkenc.org
Purpose and coverage: local process source
Last verified: 2026-09-20
Link health: Verified when reviewed; reconfirm the current page or form before relying on it.
Fallback status: Direct local-process starting point

local process source

Local process source: Burke County Community Development, Zoning Permit Application (PDF)

The form a homeowner or set-up contractor actually files, with a Manufactured home box and a second page of manufactured-home-only questions. It carries the county's own one-paragraph summary of the manufactured home rules by district, and the residential setbacks. Read cold on 2026-09-20.

Responsible authority / official host: burkenc.org
Purpose and coverage: local process source
Last verified: 2026-09-20
Link health: Verified when reviewed; reconfirm the current page or form before relying on it.
Fallback status: Direct local-process starting point

local process source

Local process source: Burke County Planning and Zoning

The county page that states countywide zoning, lists the ten municipal jurisdictions with their own zoning, sets the order of permits, and answers the perc test question. It also links the zoning, subdivision, Connelly Springs and Glen Alpine ordinances and the fee schedule. Read on 2026-09-20.

Responsible authority / official host: burkenc.org
Purpose and coverage: local process source
Last verified: 2026-09-20
Link health: Verified when reviewed; reconfirm the current page or form before relying on it.
Fallback status: Direct local-process starting point

Manufactured Home Land Check

Will this Burke County land take a manufactured home? Find out before you commit to buying the land, or the home.

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