Factory Built Structures

The Council Bluffs Municipal Code Title 13.18 pertains to residential or commercial manufactured structures, factory-built structures, modular homes, mobile homes, and/or trailer houses, hereinafter to be referred to as factory-built structures, being relocated (moved) and set within the city limits of Council Bluffs in a mobile home park; Malmore Acres; a tract of land; or a subdivided residential zoned lot within the city limits.

The City of Council Bluffs recognizes the State of Iowa requirements regarding factory-built structures and the City of Council Bluffs will not be less restrictive than the State Law provides in the Administrative Code 661-16.600 (103A) Division VI Parts 1&2.

As per Municipal Code Section 10.44.085 c, the City will require that the set-down of factory-built structure(s) comply with only the city's applicable Codes, including but not limited to Municipal Code Title 6 Stormwater; Title 10 Streets & Sidewalks; Chapter 13.12 (the Plumbing Code); Chapter 13.09 (the Mechanical Code); Chapter 13.16 (the National Electrical Code, Article 550); and Chapter 13.18 (Factory-built Structures).

Set-Down Permit

There will be a Set-Down Permit required for a factory-built structure to be installed within the city limits. A set-down application shall include but not be limited to a copy of the ownership certificate; State of Iowa Installation Certificate; a plot plan (neat & in proportion); plans and details of any porch, deck, steps, handrails, and/or guardrails to be constructed. The Set-Down Permit consists of a plan review fee, a plumbing fee, a utility fee, a mechanical fee, an electrical fee, and a right-of-way fee. Factory-built structures set-down shall be anchored to the support system designed for above frost line installation as recommended in the submitted manufacturer's manual and required by federal manufactured home home construction and safety standards section 3280.306(b). The following are listed as alternates: 1. a factory-built structure set-down shall be anchored to the support system designed by an Iowa licensed professional engineer may be used; or 2. a factory-built structure set-down shall be anchored to the support system constructed to extend below grade to the frost line consisting of poured concrete piers two feet in diameter extending below grade level at least by forty-two inches and six feet apart (for 2,000 pound soil bearing). An inspection request shall be at least one day (24 hrs) before pouring the pier holes; or 3. when a manufacturer's instruction manual is not available, a factory-built structure set-down shall be anchored to teh support system constructed to comply with the minimum requirements of the Iowa Administrative Code subrules 16.626(1)&(2). Exception: Minor adjustments in pier locations may be necessary to avoid utility and service lines and additional support may be needed to ensure that the maximum distance between supports and anchors is maintained.

Plan Review

The Plan Review fee will be $20.00 for an inspection of the factory-built structure's plot plan (zoning setbacks in parks: front 15'; rear 10'; and sides 10% lot width). Also, an inspection will be done of the support system pad.

Plumbing

The Plumbing fee will be $20.00 for an inspection of the factory-built structure's water service installed or connected by a Plumbing tradesman licensed to do such with the City of Council Bluffs; by the homeowner; or by the mobile home dealer or dealer's employee only if the factory built structure is located in a mobile home park. After an approved inspection by the City Inspector, a Notice of Authorization may then be given to Waterworks and Sanitation for commencement of services.

Utility

The Utility fee will be $20.00 for an inspection of the factory-built structure's new water service and/or new sanitary sewer service applied for by and the work accomplished by a Utility or Plumbing tradesman licensed to do such with the City of Council Bluffs; by the homeowner; or by the mobile home dealer or dealer's employee only if the factory built structure is located in a mobile home park. Only approved materials by the Code shall be used. After an approved inspection by the City Inspector, a Notice of Authorization may then be given to Waterworks and Sanitation for commencement of services

Mechanical

The Mechanical fee will be $20.00 for an inspection of the factory-built structure's gas lines for the furnace unit. The gas service shall be installed by a Mechanical or Plumbing tradesman licensed to do such with the City of Council Bluffs; by the homeowner; or by the mobile home dealer or dealer's employee only if the factory built structure is located in a mobile home park. After an approved inspection by the City Inspector of a gas pressure test of a minimum of 10 psi held for at least an hour, a Notice of Authorization may then be given to Aquila for commencement of gas service. The gas service line shall be extended outside of the factory built structure to a grounded insulated union, to a flex connection, to the wrapped steel pipe which will have an anode rod, to a minimum distance of twelve inches below ground, then to the meter

Electrical

The Electrical fee will be $20.00 for an inspection of the factory-built structure's energization connection for electric service. The exterior electrical service shall be installed by an Electrical tradesman licensed with the City of Council Bluffs; the homeowner; or by the mobile home dealer or dealer's employee only if the home is located in a mobile home park. After an approved inspection by the City Inspector, a Notice of Authorization may then be given to MidAmerican Energy for commencement of electrical service.

Right-of-way

The public Right-of-way fees for a platted lot may be: $35 for residential driveway approach; $60 for commercial driveway approach; $50 for excavation; $25 for a sewer; $25 for a sidewalk; and $35 for an address.

Remodeling (moving walls or replacing ceiling) of a factory-built structure shall only be permitted with the seal of the manufacture's engineer or a Professional Engineer licensed in Iowa.

Application for a set down permit can be made at City Hall, Second Floor, Room 207, 209 Pearl, Council Bluffs, Iowa, 51503. For questions, please call (712) 328-4625

The time for plan review and to process the application may be 10 to 14 working days. A phone call requesting any inspection shall be at least one day (24 hours) prior to the need. Upon completion of the project, a certificate of completion will be issued.

As per Municipal Code 13.18.102, all door enclosure additions to factory-built structures shall be of comparable or similar exterior construction, the plans of which shall be subject to the approval of the Building Official, or his/her designee, prior to such construction, and shall not exceed thirty-six (36) square feet of floor area. Said enclosure shall not be attached to the main factory-built structure, but shal be abutted thereto. Any attached accessories such as awnings, carports, and patio covers, shall be standard accessory items, manufactured by a recognized factory-built structure manufacturer and shall comply with all other applicable provisions of the Code.