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Planning, Development & Building ConstructionManufactured Home Replacement

One Home Replacing Another

The following explains what you need to do to have your manufactured home placed on a lot when it will replace an existing home or be placed on a site where a home had been located at any time since 1989. You must provide proof that there was a home on the site in the past (a tax receipt, utility receipt, photograph, etc.). It does not matter how many homes are on the parcel.

When deciding where to place your home, you must take into account the existing homes on the property and on your neighbor's property. Your home must be a certain distance from any other homes for fire safety. The Town does not have any required distance your home must be from side or rear lot lines, but it must be 6 feet 2 inches from your neighboring homes.

In addition, your home must be at least 20 feet from the property line along the street regardless of whether the street is public or private, and 50 feet if the street is an arterial. Ask at the Community Development Information Center to see if your street is an arterial: examples are William Hilton Parkway, Marshland Road, Dillon Road, Spanish Wells Road and Squire Pope Road.

Finally, your home must be at least 20 feet from the tidal marsh, delineated by the State as the OCRM Critical Line. If your home is close to the marsh, you will need to have a survey done by a registered surveyor showing the location of the Critical Line and the location of the house.

There are a number of costs involved in the process outlined. They include:

  • having a surveyor install a benchmark if the land is in the flood zone;
  • having your septic system inspected to ensure it is sized correctly for your home and is functioning properly;
  • having a licensed electrician wire for electrical power from the service pole to the home;
  • having a licensed mechanical contractor connect the HVAC system;
  • Town of Hilton Head Island Manufactured Home Permit fee;
  • Town of Hilton Head Island Transportation Impact fee; unless the home being replaced was installed and permitted on the site after October 23, 1989
  • Beaufort County registration fee;
  • Beaufort County Impact Fees. Information on these fees is available from the County at 843-757-1506.

Before you can get your electrical power turned on to your home, you will need to do the following:

Step 1: Get your Individual Manufactured Home Planning Approval from the Community Development Department. Come to the Community Development Information Center in Town Hall and bring the following items:

  • If you own the property, proof of ownership: either a property deed or a paid property tax receipt with your name on it.
  • If you do not own the property: a notarized letter signed by the owner giving you permission to place your home on the property. This letter must include the tax district, map and parcel number.
  • A copy of the survey, or if not available, sketch of the property showing the proposed location of the house, septic system, and driveway. Please note that the house must be a minimum of 20 feet from the street, and 50 feet from arterial streets.
  • The name of the owner of the existing manufactured home.
  • The date the existing manufactured home will be moved.
  • Where the existing manufactured home will be moved to.
  • If it will be moved to another location within the Town of Hilton Head Island, then the home's owner must secure approvals from the Town for the new location of the existing home BEFORE you will be able to get final approval to move your home to the new location. You must provide a copy of the Town's Community Development Department approval for the old home.
  • If it will be moved off the Island, you must provide a copy of the County moving permit, which is required to move any manufactured home through the County.
  • The color of the house.
  • The size of the house (single, double, or triple wide, and the square feet).
  • If you have brought all of these items, a Community Development Assistant will give you a Placement Approval at that time. There is no fee for this. If you have questions, call (843)341-4757.

Step 2: Get the flood zone determination from the Community Development Department.

Bring your Individual Manufactured Home Planning Approval to Town Hall, and ask for a flood zone determination. They will write it on your Approval Form. If your home will be in a flood zone, you must arrange for a surveyor to put up a benchmark before the home is delivered, which shows the installer how high the home must be elevated. After the house is installed, the surveyor will return and certify that it is at the correct height. He will give you two copies of the elevation certificate.

Step 3: Get the septic system designed, installed, and approved by DHEC (The South Carolina Department of Health and Environmental Control). Call them at 843-757-2251 for more information.

Step 4: Get the home registered with Beaufort County.

You will need to go to either the County Building Department in Beaufort of Bluffton at 4819 Bluffton Parkway, 3rd Floor (757-1506 - hours 8-12 and 1-4). Take the following paperwork with you when you go:

  1. a copy of the Town of Hilton Head Island Community Development Department Individual Manufactured Home Planning Approval with Flood Zone indicated.
  2. a copy of the Bill of Sale for the home.
  3. title or proof that you have applied for title.
  4. the septic system application signed by DHEC in both places at the bottom of the form. If the system is already there, you need a copy of the original approval.
  5. specification regarding Wind Zone II. (Call the County for information)

Step 5: Get your Manufactured Home Permit from the Town's Community Development Department (843-341-4757).

Take the following paperwork with you when you visit the department:

  • a copy of the Town of Hilton Head Island Community Development Department Individual Manufactured Home Planning Approval with the Flood Zone indicated.
  • a copy of the Beaufort County registration.
  • the septic system final approval signed by DHEC in both places at the bottom of the form (if a new septic system is installed).
  • additional plans for site built items: foundation plan if the home will be permanently installed, and drawings of the stairs and landings if they are to be built on site.
  • the Transportation Impact Fee.
  • the Beaufort County Impact Fees.
  • the permit fee.

Step 6: After you get your Building Permit you must do the following:

  • make arrangements for electric service to your home through Palmetto Electric.
  • get the home installed on the lot. Your installer must have a South Carolina license for Manufactured Home Installation. The existing home MUST BE REMOVED from the site BEFORE you can install the new home on the site. The new home must be installed to the correct height and in the correct position for connection to the septic system. There Must be a landing and steps in compliance with Town Codes at each exterior door in order to receive final approval from the Community Development Department.
  • get the electrical wiring and HVAC system connected. You need to hire a licensed electrician to connect your house to the service pole. The ditch for the wiring from the pole to the home must be left uncovered until after the Town's inspection. You will also need to hire a licensed mechanical contractor to connect the HVAC system. Mechanical Certificates must be filled out and signed by the electrician and mechanical contractor doing the work (one certificate for each).
  • get the Surveyor to certify the elevation of the home. If the home is within a flood zone, then the surveyor must return to the site to measure the height of the home as installed, and if it is installed at the correct height, he will give you two elevation certificates.
  • bring the signed and notarized Mechanical Certificates from the electrician and the HVAC contractor as well as the elevation certificates (2 copies) back to the Community Development Department.
  • address must be posted in compliance with Town regulations and County registration sticker must be in front window.
  • arrange for an inspection by the Town's Community Development Department. Call 341-4750 to arrange for an inspection.


After the home passes inspection, the Town will notify Palmetto Electric to have the power turned on.