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Installing Your Manufactured Home in Aiken County 

Contacts

Aiken County Building and Planning (803) 642-1518

210 Penn St. Edgefield SC 29842

Aiken County Tax Assessor (803) 642-1583

Driveways 

Aiken County Road (803) 642-1532

SC DOT (state road), (803) 637-6511

Electric

Aiken Electric Cooperative (803) 637-3189

Dominion Electric (803) 275-2534

Water and Sewer

DHEC (803) 637-4035

DHEC Aiken Office (803) 642-1637

Aiken County Water and Sewer (803) 642-7603

 

Inspections in Aiken County

This is a compilation of things we have experienced with county inspections to try to help our clients get through the process. This is based on a few inspectors that are every particular about everything. 

Skirting (underpinning) has to be completed all the way around the house. It does not have to cover porches or decks. There can be no openings large enough to get a pencil through. Used skirting that has holes from weed eaters or other damages will not pass. 2 access panels have to be installed in the skirting. the location is irrelevant but must have 2. 

Decks / Porches

There can be no openings in handrails larger than 4 inches anywhere. This includes the space between the house and the railings. The joists under the decks have to have metal joist hangers or 3/8 in lag screws. They must be anchored down and cannot be attached to the house. The sloped rails on the steps have to have a grab rail that the hand can completely wrap around on both rails. Usually, people will use a 2x2 picket and space them 1 ½ in above the rail. Think of it like a handicap rail.
Water Lines:
Water lines have to be supported off the ground under the home. A cut off valve needs to be installed before It goes into the home. If there is a water spigot on the house it must have a backflow preventer installed. (We recommend waiting until after the inspection to install them, so you don't have to deal with this).
Sewer.
Sewer lines have to be supported at least every 8 feet and slope must be between ½ and ½ inch per foot.
Cleanouts must be installed in a minimum of every 50 feet of sewer line.
Floors:
No holes and no subfloor can be exposed. The floors must have carpet, laminate or some type of permanent covering.
Electrical:
All receptacles and covers must be securely attached and cannot be loose in any way. Make sure you cannot get anything behind the covers. Breaker panels must have doors and no open holes for breakers in the panels. You can have space for spares, but the knockouts cannot be removed. This applies to the exterior and Interior panels. All walls have to be uncovered for inspection in every room.
Range:
Cooking range must be installed in the house and must have an anti-tip device. The inspector will grab the back of the range and try to tip it forward. If it moves it will fail inspection.

Address numbers:
Address numbers must be on the home facing the road if the house is more than 50 feet off the main road.
They must also be on the mailbox at the road, if there is no mailbox an address sign has to be installed at the road.
Walls:
No holes in the walls.
Water heater:
The water heater door has to be open for the inspection. An expansion tank has to be installed on the cold-water side of the heater. These can be purchased at Lowes or Home Depot. They look like a very small well tank approximately 1 gal. There must be a pan under the hot water heater and the pipe for the drain has to run to the outside of the house. The pressure relief valve also has to be run in a pipe to the outside of the home.

Check List 

Copied from the Aiken County Setup Guideline page

Manufactured housing built prior to June 15, 1976, shall not be permitted to be placed or
relocated for any use within Aiken County, for reasons of safety, except for relocation to a
manufactured-home dealer’s lot, owner occupied or to an authorized recycling, salvage, or
landfill facility. See South Carolina Codes of Law 31-17-320.
IF MOVING A MOBILE HOME
Within Aiken County – Bring the title OR completed DMV Form 400 & receipt from the DMV, along with a
tax receipt showing taxes are paid current and the name of the moving company or individual to the
address listed above. The fee for a moving permit is $30.00. Once the mobile home is moved, you have 15
days to follow the steps below and register the mobile home.
To Aiken County From Another County – The moving permit is obtained from the county the mobile
home is coming from. Bring a copy of this moving permit along with you to register the mobile home (see
steps below) within 15 days of the mobile home being placed in Aiken County.
From Aiken County to Another County – Bring the title OR completed DMV Form 400 & receipt from the
DMV, along with a tax receipt showing taxes are paid (including the current year), name of moving
company or individual, and the address where the mobile home is to be moved to. Current year tax
bills may be obtained from the Office of the Assessor at the address above in suite 2400.
A mobile home must be registered in the county to which it is moved within 15 days of the move. Please
check with the registering agent in the receiving county before the move to inquire about zoning and
other regulations.
REGISTERING A MOBILE HOME FROM DEALER OR INDIVIDUAL
1. Obtain a Mobile Home Development Permit from the Planning & Development 1930 University
Parkway Suite 2800. Please provide a plat, if available. The permit fee is $15.00. (If septic tank is
already installed, proceed to next step)
2. Obtain a Septic Tank Permit from DHEC ENVIRONMENTAL HEALTH
(206 Beaufort Street NE Aiken, SC 29801). Bring a plat or deed to the property to construct a new
septic tank for a home not in an approved subdivision. If septic tank is existing, request a septic
tank approval letter verifying that there is a septic tank on the property.
3. Register the Mobile Home - Bring a title in your name OR purchase agreement and a completed
DMV Form 400, and all other paperwork received from Planning & Development (parcel number,
address verification, moving permit, mobile home development permit and FINAL septic tank
approval (from DHEC)) to 1930 University Parkway Suite 2800. The cost for mobile home
registration is $200.00. If septic tank is existing and a development permit was not issued within
the last year, an additional charge of $15.00 will apply.

 

I.INTRODUCTION
In order to obtain permanent electric power and a Certificate of Occupancy for a manufactured
home, the manufactured home must be inspected by Aiken County. All inspections must be scheduled a
minimum of one working day in advance. Inspection requests must be called in before 5:00 pm to be
scheduled for the next business day. Please have the license number and address of the manufactured
home available when calling to schedule an inspection. To schedule an inspection, contact the Aiken
County Planning & Development Department located at 1930 University Parkway Ste 2800 Aiken, SC
Phone number (803)642-1518.
This brochure contains information regarding the requirements for preparing the manufactured
home for inspection. The manufactured home must comply with the provisions of this brochure. It is
suggested that you read this brochure carefully and completely and make certain that the manufactured
home complies with all of the applicable previsions before a manufactured home inspection is
requested. If you have any questions regarding any of the provisions, contact the Aiken County Planning
& Development Department prior to requesting a manufactured home inspection.
The inspector must have access to the interior of the manufactured home at the time of inspection.
Therefore, when you schedule the inspection make arrangements to meet the inspector by leaving a
telephone number where you may be reached, or to leave a key or provide a lock code.
II.COUNTY REGISTRATION STICKER
The Aiken County registration sticker that contains the manufactured home registration number
must be permanently affixed to the outside of the front window of the manufactured home nearest to
the front door. The registration sticker must be readily visible from the outside of the manufactured
home.
III.ADDRESS NUMBERS
The address numbers for the manufactured home must be permanently affixed to the
manufactured home. The address numbers must be located so that they are clearly and readily visible
from the road or driveway. The numbers must be a minimum of 4 inches high and must contrast with
the color of the manufactured home.
In addition to the address numbers on the manufactured home, if the manufactured home is
located more that 50 feet from the road on which it is addressed, the address numbers must also be
permanently affixed to a mail box, sign, post, or fence near the road or driveway. Reflective numbers
are highly recommended.
IV.PIERS-AREA UNDER MANUFACTURED HOME-VAPOR BARRIERS
There must be a pier installed within 3 feet of each corner of the manufactured home. Intermediate
piers (piers between the corner piers) must be installed along the front and the back of the
manufactured home at equally spaced intervals not exceeding 10 feet on center.
Refer to two attached drawings of pier construction.
The area under the manufactured home must be cleared of all vegetation, garbage and debris and
graded level to allow for drainage.
All manufactured homes that are being set up for the first time (that is, new manufactured homes
that have not been previously occupied) must have installed on the ground under the manufactured
home a 6 mil polyethylene vapor retarder which must completely cover the area under the
manufactured home.
V.TIE DOWN STRAPS-ANCHORS-STABILIZER PLATES
There must be a tie down strap installed within 3 feet of each corner of the manufactured home. If
the manufactured home is less than 50 feet long, one intermediate tie down strap must be installed in
the middle of the front and back of the manufactured home. If the manufactured home is 50 feet or
longer, two intermediate tie down straps must be installed at equal intervals on the front and back of
the manufactured home. Refer to the attached diagrams for the proper installation procedure for the
tie down straps being installed.
Anchors must be driven into the ground at a 45 degree angle from the ground level. (Driving the
anchor straight into the ground would be a 90 degree angle). The anchor must be driven all the way into
the ground so that only the top of the anchor to which the tie down strap is attached is above the
ground.
A stabilizer plate must be installed in front of each anchor (the stabilizer plate is installed on the
interior side of the anchor)

VI. ELECTRICAL
Single Wide Homes: Electric services must be on a pole and disconnecting means rated the same as
disconnect inside home unless approved thru the manufacture set up manual. Check with power
provider for underground and above ground installation requirements. (See manufactured home
handout for electrical set-up requirements and the current edition of the National Electrical Code). As
always, use only State of South Carolina licensed electrical contractors.
Double Wide Homes: Electric services may be securely attached to the side of the home or on a pole.
Check with electrical provider for underground and above ground installation requirements. Some
electrical providers do not allow above ground attachments to manufactured home. For all
manufactured homes a disconnecting means must be located outside with the meter. (See
manufactured home handout for electrical set-up requirements and the current edition of the National
Electrical Code). As always, use only State of South Carolina licensed electrical contractors.
The electrical service must have 2 ground rods (8 feet long minimum) placed a minimum of 6 feet
apart, with a continuous grounding electrode conductor and auxiliary bus attached to the
grounding/conductor and secured to the pole, electrical panel or manufactured home.
At the manufactured home, if a double wide, a #4 copper grounding conductor must be installed to the
manufactured home frames at one end of the manufactured home.

VII.SEWER-WATER
The septic tank of sewer connection must be approved by Department of Health & Environmental
Control (DHEC) prior to registering a manufactured home and obtaining an inspection. The DHEC letter
of approval must be presented to the Aiken County Planning and Development office at the time of
registration.
The septic tank or sewer connection must be installed and in working condition at the time of
inspection. The drain line sections must be treated with purple primer at all connections and a clean out
must be installed at the beginning of each 3” drain line and at each 90 degree turn in the drain line. ditch and is required by the Edgefield County Road ordinance. 

Tax Decal in window placed in window facing the roadway or driveway so that it can be seen from a vehicle without driving off the road or driveway.

Site clearing under the home must be cleared of all organic materials, grass, roots, stumps, weeds, etc. A plastic barrier may be installed using 6mil or better plastic sheeting. (required on new homes only) 

VIII.Skirting
The manufactured home must have skirting securely installed around the perimeter of the
manufactured home. The skirting material may be vinyl, brick, or block. The skirting must have a
permanent access panel of not less than 30 inches high and 22 inches wide.
If the skirting is vinyl, for purposes of inspection remove 4 equally spaced panels on the front and
the back of the home. (8 panels total)
If skirting is block or brick, request a manufactured home inspection prior to installation of skirting
then schedule a follow up inspection once the skirting is installed.
X.SEPARATION-SETBACKS
Manufactured homes shall not be placed closer than 1.) 30, 40, or 50 feet to any road right of way
depending on road classification 2.) 20 feet to the rear property line 3.) 5 or 10 feet to the side property
lines depending on zoning. It is the responsibility of the mobile home owner to clearly mark the
property boundaries in order to allow the inspector to verify the setbacks.
Manufactured homes shall be placed a minimum of 20 feet from any permanent structure or other
manufactured homes located on the same lot or an adjacent lot.
XI.LANDINGS AND STEPS
Note: All Decks and stairs are to be constructed to meet the minimum requirements as outlined in the
current adopted edition of the International Residential Code (IRC).
1. All landings/decks and steps must be free standing.
2. A step & landing is required at the main entrance of mobile home. Landings must be a minimum of
three (3) feet by three (3) feet and have guardrails, pickets and steps that comply with the
International Residential Code. The top of the landing shall not be more than 1 ½ inches below the
threshold of the door when the door swings over the landing. The top of the landing shall not be
more than 7 ¾ inches below the threshold of the door when the door swings into the home.
3. Landings 30 inches or more above grade must have guardrails with pickets spaced less than 4 inches
apart.
4. Steps having four (4) or more risers must have handrails on each open side regardless of the height
and must continue the full length of the stairs.
5. Steps shall be 7 ¾ inches maximum in height. Treads shall be a minimum of 10 inches deep.
6. Guardrail height shall be 36 inches minimum.
7. Handrail height shall be 34 inches minimum and 38 inches maximum measure from nosing of treads.
Handrails must continue the full length of the stairs. Note: All handrails must meet the minimum
graspability requirements (Type 1 or Type II).
8. All wood components in contact with the ground shall be treated and approved for ground contact.
9. Wood exposed to weather must be pressure treated for outdoor use.

 XI.HABITABILITY STANDARDS
Section 13.5-9. Minimum Habitability Standards of the Code of Ordinances of Aiken County requires that
all used mobile or manufactured homes moved to or within any unincorporated area of Aiken County and
intended for use as dwellings must provide a safe and sanitary living environment. Therefore, such used
mobile homes must comply with the following minimum habitability requirements of Section 19-425.43.B
(1)through (14) of the Regulations of the South Carolina Manufactured Housing Board, as authorized by
Section 40-29-50 of the Code of Laws of South Carolina 1976, as amended, before the required Aiken
County Certificate of Occupancy can be issued and before electric power can be provided to the homes:
(1) Sanitary facilities. Every manufactured home shall contain not less than a kitchen sink,
lavatory, tub or shower, and a water closet all in good working condition and properly
connected to an approved water and sewer system. Every plumbing fixture and water and
waste pipe shall be properly installed and maintained in good sanitary working condition free
from defects, leaks, and obstructions.
(2) Hot and cold water supply. Every manufactured home shall have connected to the kitchen
sink, lavatory, and tub or shower an adequate supply of both cold water and hot water. All
water shall be supplied through an approved distribution system connected to a potable water
supply.
(3) Water heating facilities. Every manufactured home shall have water heating facilities which
are properly installed and maintained in a safe and good working condition and are capable of
heating water to such a temperature as to permit an adequate amount of water to be drawn
at every required kitchen sink, lavatory basin, bathtub or shower at a temperature of not less
than 120 degrees F.
(4) Heating facilities. Every manufactured home shall have heating facilities which are properly
installed and maintained in safe and good working condition, and are capable of safely and
adequately heating all habitable rooms and bathrooms. Where a central heating system is not
provided, each manufactured home shall be provided with facilities whereby heating
appliances may be connected. Unvented fuel-burning heaters shall be prohibited except for
gas heaters listed for unvented use and the total input rating of the unvented heaters is less
than 30 BTU per hour per cu. ft. of room content. Unvented fuel-burning heaters shall be
prohibited in bedrooms.
(5) Cooking and heating equipment. All cooking and heating equipment and facilities shall be
installed in accordance with Federal Manufactured Home Construction and Safety Standards
and shall be maintained in a safe and good working condition. Portable cooking equipment
employing flame is prohibited.
(6) Smoke detector. Every manufactured home shall be provided with an approved listed smoke
detector, installed in accordance with the manufacturers’ recommendations and listing. When
activated, the detector shall provide an audible alarm.
(7) Windows. Every habitable room excluding bathrooms, kitchens, and hallways shall have at
least one window or skylight facing directly to the outdoors.
(8) Ventilation. Every habitable room shall have at least one window or skylight which can be
easily opened, or such other device as will adequately ventilate the room.
(9) Electric Service. Where there is electric service available to the manufactured home, every
habitable room or space shall contain at least two separate and remote convenience outlets,
and bedrooms shall have, in addition, at least one wall-switch-controlled ceiling or wall-type
light fixture. In kitchens, three separate and remote convenience outlets shall be provided,
and a wall- or ceiling-type light fixture controlled by a wall switch shall be required. Every hall,
water closet compartment, bathroom, laundry room or furnace room shall contain at least one
electric light fixture. In bathrooms the electric light fixture shall be controlled by a wall switch.
In addition to the electric light fixture in every bathroom and laundry room, there shall be
provided at least one convenience outlet. Any new bathroom outlet shall be properly
installed, shall be maintained in good and safe working condition, and shall be connected to
the source of electric power in a safe manner.
(10) Exterior Walls. Every exterior wall shall be free of holes, breaks, loose or rotting boards or
timbers and any other conditions which might admit rain or dampness to the interior portions
of the walls or to the occupied spaces of the manufactured home.
(11) Roofs. Roofs shall be structurally sound and maintained in a safe manner and have no defects
which might admit rain or cause dampness in the walls or interior portion of the home.
(12) Window sash. Window sash shall be properly fitted and weather tight within the window
frames.
(13) Interior floors, walls and ceiling. Every floor, interior wall and ceiling shall be substantially
rodent-proof, shall be kept in sound condition and good repair and shall be safe to use and
capable of supporting the load which normal use may cause to be placed thereon. Every toilet,
bathroom and kitchen floor surface shall be maintained so as to be substantially imperious to
water.
(14) Structural supports. Every structural element of the dwelling shall be maintained structurally
sound and show no evidence of deterioration which would render it incapable of carrying
normal loads.

 

If there is any information you would like to see added to our site, please contact us. We do this to help our clients and to try to ease the complication of setting up a home. 

 

 

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