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• Habitat for Humanity is turning to factory-built manufactured homes to cut costs and expand affordable housing during an affordability crisis.

• Modern manufactured homes meet federal code, are faster to assemble and rival traditional homes in quality and appearance.

• Stigma and restrictions in some communities challenge the expansion of factory-built housing across Wisconsin.

Kahya Fox knows a solution to Wisconsin’s housing crisis won’t fall from the sky. But she has seen a crane suspend one in the air. 

The Habitat for Humanity of the Greater La Crosse Region executive director watched this summer as semitrucks pulled into the Vernon County city of Hillsboro, population 1,400. Instead of bringing materials to build a traditional home, they each carried a preassembled half of a house.

Workers removed the wheels that carried them down the interstate. Then, a crane hoisted them up and onto a concrete foundation. 

The scene illustrated a transformation within Habitat for Humanity, which has since the 1970s relied on community members to help construct homes from their foundations to the roofs. But even with volunteer labor, construction costs have skyrocketed over the years. That has prompted the nonprofit to introduce factory-built homes as an option, finding savings that allow it to develop more affordable homes for first-time buyers and working-class families. 

Habitat’s La Crosse affiliate was early to embrace the factory-built model, which is spreading to affordable housing organizations nationwide. But the organization hasn’t gotten all Wisconsin municipalities and residents on board.

Some local governments use zoning laws to prohibit manufactured home developments like the one in Hillsboro. Others require extra work or alterations before allowing manufactured housing projects. Some green-light developers that restrict factory-built housing from filling empty lots where they build.

Several states require local governments to allow manufactured homes alongside site-built single-family housing. Wisconsin is not among them. 

Critics of the model still associate manufactured housing with cheaply built and short-lived mobile homes built in the 1960s and 1970s — before the government started to regulate construction, Fox said.

But construction must now follow a federal building code, and manufactured homes can appreciate in value at similar rates to traditional homes, a Harvard University study found. 

The cheaper cost of developing factory-built homes does not reflect poorer quality, Fox said. Savings come from finding scale in mass production, with factories buying materials in bulk and cutting down material waste through computer design. Building can unfold faster in factories than on site, where builders face unpredictable weather.

While Fox said building a traditional Habitat home can take professionals and volunteers longer than a year, four homes trucked to Hillsboro this summer were placed in one day.

Fox highlighted farmhouse sinks and stainless steel appliances as she walked through each house — features already assembled as the crane lifted the homes into place.

A seam in the laminate wood floors split the kitchen from the living room, the only interior evidence of how the home arrived. Drywall and floor boards will eventually cover the seams, making the Hillsboro homes look similar to any site-built development, Fox said. 

“It’s not until you see them standing there and get in and walk through and touch things that you’re like, ‘No, this is like any other house,’” Fox said. “It’s beautiful.”

‘The place that I can leave my family’

Russell and Katie Bessel expected to learn the fate of their Habitat for Humanity application on May 28. By 1 p.m. on May 29, Russell started calling friends and family to tell them they must not have been chosen for a new home.

The family was getting used to bad news. A motorcycle crash in 2024 paralyzed Russell from the waist down, around the same time Katie started dealing with a cancer diagnosis.

But just as Russell finished speaking with his mom, Katie walked through the door crying. She showed him an email once she managed to stifle her sobs: They would move to Hillsboro in 2026.

It didn’t feel real until they saw one of the Hillsboro homes this summer, Katie said.

“Beautiful countertops, cabinets, flooring. It’s gorgeous,” Russell said.

And most importantly, the home will be wheelchair-accessible, unlike the family’s current apartment.

Russell sleeps, bathes and eats in the living room because his wheelchair can’t fit through narrow halls and doorways. He can’t maneuver to the dining table, forcing him to watch from his chair or bed as his wife and three children eat dinner.

“I’m tired of that,” he said. “I want to sit down and have a family meal.”

Their new home will have a giant kitchen island where he can eat next to his kids. 

The family will move into one of 10 manufactured homes in Habitat’s Hillsboro development — three of them for traditional Habitat homeowners, including the Bessels, who must work a set number of hours for the nonprofit and earn less than 60% of the local median family income, $95,400 in Vernon County. 

Three other homes are for first-time buyers who earn less than 80% the median income and will receive down payment assistance. Families earning no more than 120% of the local median income will be eligible to purchase four homes, which Habitat listed this spring during the rendering stage for about $350,000.

The tiered system benefits families with different levels of need, Fox said. Proceeds from Habitat’s sale of the four homes will help finance the rest of the development. The nonprofit has attracted interest in the homes since posting photos of their move-in-ready state, Fox said. 

The city of Hillsboro will pay Habitat up to $206,000 if the development is finished by July 2026, according to its contract.

No- or low-interest loans will help keep the Bessels’ mortgage payments affordable. But the family will ultimately pay for the full value of their home, like any other buyer.

“It’ll be the place that I can leave my family,” Russell said. “I don’t have to worry about when I do pass from this earth, that they’re gonna struggle.”

Factory-built models catch on

A crane will do most of the work once the trucks with the Bessel home arrive in Hillsboro. That doesn’t eliminate the need for volunteers and future homeowners to work at the sites, Fox said. They will help landscape the nearly half-acre lots for the traditional Habitat recipients and construct two-car garages attached to each home. 

“The beauty of local businesses putting teams together and retirees showing up and picking up hammers is a piece of Habitat for Humanity that’s been there since the very beginning, and it runs through everything that we do,” Fox said.

Still, less reliance on volunteers helps at a time when fewer people are volunteering for nonprofits nationwide, said Kristie Smith, executive director of St. Croix Valley Habitat for Humanity.

Smith’s affiliate started its final site-built home last year. This year, it’s developing six factory-built homes — all purchased through the La Crosse affiliate.

So far, St. Croix Habitat has developed only modular housing, building homes inside a factory but for a specific plot of land in line with specific state and local building codes.

Modular housing cuts the affiliate’s costs and time spent by 30%, Smith said. Manufactured housing like what’s being developed in Hillsboro would be even more affordable.

Unlike modular housing, manufactured homes are built to a federal building code, allowing for larger-scale building with fewer customizations. The average manufactured home in 2021 cost half the price per square foot than a site-built home, according to the Urban Institute, a nonprofit research firm.

The Hillsboro homes are a relatively new manufactured housing model called CrossMod — built to federal code, but with room for amenities typically associated with a site-built home. The Hillsboro development will feature the first CrossMod homes placed on full basements. They will be more energy-efficient than traditional homes.

Stigma and barriers persist

Thirty minutes away from Hillsboro, however, Reedsburg’s zoning ordinances prohibit mobile and manufactured homes outside of mobile home parks, where homeowners pay a monthly fee to rent a lot. It is among many municipalities to limit such housing. 

“People want affordable housing, but they want it in the next town over,” said Amy Bliss, executive director of the Wisconsin Housing Alliance, a manufactured housing trade association.

Other local governments say they allow manufactured homes in single-family neighborhoods, but reject them in practice, Bliss said.

And the Habitat development isn’t unanimously popular in Hillsboro. Several local homeowners strongly opposed it, arguing that the city does not need more housing or should add it to a different neighborhood, according to previous reporting by Hillsboro Sentry-Enterprise.

A decades-old federal policy bans zoning that discriminates against factory-built housing, industry leaders say. But a lack of government enforcement leaves developers and customers to fight the restrictions in court, a costly, rarely pursued process, Bliss said, adding that projects like the one in Hillsboro should help ease any stigma surrounding nontraditional homes. 

“Some municipalities are coming around because they realize that that’s the only way to get housing that is affordable for their workers,” Bliss added.

A new start 

The Bessels’ 8-year-old daughter isn’t thinking about how her house will be built.

“When we have the yard, we can play tag. We could play whatever game we want,” she said. 

With months left until the move, she’s already planning summer barbecues in a new yard. Her parents will cook while she rides bikes with her siblings and new friends.

Russell hopes this will be the last time his kids must start over after bouncing around Wisconsin in search of housing. They’ll finally lay down roots in the Hillsboro home.

“This is the end of the road for us,” Russell said. “This is finally ours.”

Trisha Young of Wisconsin Watch contributed to this report.

‘Finally ours’: Factory-built homes help families realize ownership dreams. But stigma and barriers persist. is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.

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• Looming sales of manufactured housing parks can cause anxiety among residents who own their homes but rent the land they sit on — especially as profit-maximizing private equity companies increasingly make purchases.

• In some communities, residents have purchased parks themselves and run them as cooperatives. Converting into a cooperative often initially increases monthly fees, but residents typically see smaller increases over time when compared to commercially owned parks.

• Wisconsin’s relative lack of consumer protections and incentives for co-op sales doesn’t make the process easy. Minnesota offers more resources to make co-op purchases more viable.

Standing on her porch, Vikki Braker pointed out her favorite lawn cutouts, arranged in a colorful scene: Silhouettes of two children smelled pink flowers as a line of googly-eyed red ants marched beneath their feet. A tree stretching over them wore a Green Bay Packers hat.

The decorations were among many Braker inherited during nearly half a century at Cedar Falls Acres mobile home park near Menomonie, Wisconsin. She figures more people get to enjoy her outdoor display than anything she keeps inside.

Neat rows of brick bordered each decorative scene atop grass her son had trimmed. Even as she slows down in her yardwork, the 67-year-old can’t imagine giving it up.

But Braker does not own her yard, only the home that sits on top of it. She worries about who will soon control her well-manicured lot.

Like thousands of Wisconsinites, Braker lives in a manufactured home, the more accurate name for what many call mobile homes or trailers — structures that make up the country’s largest portion of unsubsidized low-income housing. 

Braker has rented her lot since she was 18. It’s where she raised three children, battled cancer and took care of her dying husband.

She paid rent to the same owner for most of those years: Vince Hague, 81. But he’s retiring and selling the lot. Braker and her neighbors are nervous about what’s next, especially as profit-maximizing private equity companies are buying manufactured home communities nationwide. 

Some of Braker’s neighbors have discussed buying the park themselves and running it as a cooperative. Many view the model as a way to keep communities well-maintained and affordable. But forming a resident-owned cooperative can be difficult — especially in Wisconsin.

Might Braker want to join a cooperative if she gets the option? She’s not sure. She wants more information to feel more comfortable about her future.

Co-op conversions aren’t easy

Braker and her husband, Roger, bought a mobile home in Cedar Falls Acres 49 years ago, seeing it as an affordable way to move out of Roger’s parents’ house. They planned to buy land of their own and build a home when they got older. But as decades passed by, they remained happy enough in their peaceful community.

“We never did buy a house,” Braker said. “We were always very comfortable here.”

Roger worked as a school bus driver. Braker worked in education before managing a Walmart and a gas station. Even when the couple could have afforded a down payment on a traditional home, they worried money would later get tight, she said.

The looming sale of Cedar Falls Acres — and the anxiety that comes with it — makes her wonder whether they should have tried to make traditional ownership work. Or if she should give up her home and yard and consider an apartment. 

“But I just can’t make myself do it,” Braker said. “I love being outside.”

In an ideal world, Braker said, Hague would find another local buyer to step in to keep the park peaceful and affordable. But such “mom-and-pop” owners are increasingly rare. Large corporations are taking their place, often raising lot rents and sometimes neglecting conditions.

Braker attended multiple resident-led meetings to explore whether a cooperative might preserve a semblance of the status quo. She left “really confused.”

Converting a manufactured home community into a resident-owned cooperative isn’t easy. 

In this case, Cedar Falls Acres homeowners and those at a neighboring park Hague owns would likely form a limited equity co-op. Residents would pay little up front but would not profit from their ownership over time.

Residents of limited equity co-ops pay a small fee to join, usually between $100 and $1,000, and simply get that fee back if they leave, even if the co-op’s land increases in value.

Cooperatives need large loans to cover the land purchase and any overdue maintenance.

Residents pay monthly fees to pay down park debt over time and cover routine maintenance. When major projects pop up, like fixing septic system issues, residents may vote to increase lot rent or refinance the debt.

What would a co-op mean for Braker’s pocketbook? 

When they first moved in, Braker and her husband paid $60 in monthly rent. That gradually increased to the $360 she pays today, slightly above the rate of inflation since the 1970s. Braker now lives on a fixed income from Social Security and can’t afford to pay much more.

Converting into a cooperative often initially increases monthly fees, said Victoria Clark-West, executive director of CoNorth, a nonprofit focused on developing manufactured home co-ops in Minnesota and Wisconsin. But residents typically see smaller rate increases over time when compared to commercially owned parks.

CoNorth is part of a nationwide network called ROC USA. The organization has reached out to Hague about a resident purchase of his Menomonie parks, Clark-West said.

CoNorth-supported cooperatives see a 2% average annual increase, less than half of the average market increase, according to the organization’s website.

Co-ops allow community residents to control what happens to the equity their land builds over time, Clark-West said.

“Manufactured home communities are uniquely positioned to be really successfully, cooperatively owned,” she said. “You have an existing constituency of folks that already own their home, and they have the land in common.”

But like a business, co-ops can fail. For instance, a ROC USA co-op in Colorado faced foreclosure earlier this year. While residents are not liable when a co-op defaults on a loan, they lose their say in what happens to the land. 

None of the co-ops CoNorth has supported since 2004 have defaulted on their debt, Clark-West said. Only one has voted to dissolve. Typically, co-ops’ loan agreements specify that if a co-op decides to sell its land, the profits go to a nonprofit.

CoNorth has answers to Braker’s questions, but the organization does not start fully engaging residents until a park owner agrees to sell to a co-op. 

Hague said he’s open to selling to any qualified buyer. He’s ready for someone else to take over. The Menomonie resident has enjoyed interacting with residents during his decades running Cedar Falls Acres.

Unlike Wisconsin, Minnesota incentivizes co-op sales

But it’s getting harder for residents to compete with commercial buyers as investors increasingly eye park sales, Clark-West said.

Wisconsin’s relative lack of consumer protections and incentives for co-op sales doesn’t help.

CoNorth assists 13 co-ops in Minnesota but just three in Wisconsin. That’s partly because of the nonprofit’s St. Paul headquarters, but it’s also because Minnesota offers resources to make co-op purchases more viable, Clark-West said.

“There’s definitely more scrapping it in Wisconsin.” 

The Minnesota Legislature in 2023 enacted a 5% tax incentive for park owners who sell to resident-owned co-ops or nonprofits — along with expanded requirements that owners notify residents about potential sales. 

Wisconsin has no such incentive or requirement. Legislation last session would have required such notification and “good faith” negotiation with co-ops, but it failed alongside a proposed grant and loan program to fund park improvements. 

Policies interfering in the sales of communities could have unintended consequences, said Lesli Gooch, the CEO of the Manufactured Housing Institute, national trade group for the manufactured home industry. 

“If this market is stifled, you are going to see more community closures,” Gooch said.

Private owners often increase rents to cover the costs of deferred maintenance. Those increases are necessary to preserve communities that remain more affordable than other forms of housing, she said.

When residents form co-ops, they are taking on the maintenance responsibilities without the property management experience of many for-profit owners, she said. 

Expensive maintenance costs can challenge any owner. That’s why Minnesota’s grant dollars for park infrastructure projects have been transformative for the state’s co-ops, Clark-West said. 

The neighboring state has allocated millions of dollars to help manufactured home park owners make major repairs. That allows co-ops to avoid taking on more debt and bolsters lender confidence, Clark-West said. 

Two decades of community ownership 

Steve Parliament has observed the anxiety a pending manufactured housing park sale can bring — like when he learned 20 years ago that Countryside Park in Cumberland, Wisconsin, was set to close and residents were being evicted. The news sent him door knocking. 

The details are now fuzzy, but he remembers the tears. Residents felt helpless, with many of their homes too old to survive a move. 

Parliament had organized co-ops in Minnesota and San Francisco before starting at West Central Wisconsin Community Action Agency, a quasi-governmental agency created to fight poverty. He told one park resident to invite his neighbors over for coffee and a discussion about trying to buy their community. 

“That was the easiest organizing job I ever did,” Parliament recalled.

Financing the purchase was more difficult. After working with the city to address the park’s sewage issues, Parliament’s employer, WestCap, stepped in to help. The organization lined up loans and grants to purchase the community before the co-op was ready to take ownership.

The cooperative is still running today. 

Replicating the Countryside sale today would be difficult, Parliament said, adding that the rise of private equity has only bolstered the need for co-ops.

That was his motivation to co-found the Wisconsin Manufactured Home Owners Alliance late last year. The nonprofit aims to keep manufactured home communities viable by pushing for stronger legal protections and helping residents organize. 

An antidote to loneliness

Co-ops are not the solution for every community, said Arica Young, director for housing access and affordability at the nonprofit Lincoln Institute of Land Policy, which researches issues related to land use.

“They are a lot of work. There’s a lot of expense entailed,” Young said.

But co-ops may deliver benefits beyond housing stability, Young said, such as a sense of community that can counteract the loneliness epidemic.

Morris Bussewitz jokes that the friendliness of his neighbors at Countryside has become a problem. More than a decade after he and his wife moved in, he can’t finish a lap around his home without getting stopped for a chat, interfering with his exercise. 

He started walking in the cemetery across the street to get his steps in uninterrupted.

“My friends there, they don’t want to stop and talk to me. They let me walk right by,” he said.

Countryside had just become a co-op as Bussewitz and his wife were looking for a permanent place to retire. Community ownership was a draw.

Monthly fees for their lot started around $140 and have since increased to just $230. They are able to keep fees low by volunteering to finish park maintenance, Bussewitz said. 

“It has worked out really good,” he said.

Members attend multiple meetings each year to vote on significant spending items or changes. Residents volunteer as leaders. Bussewitz has spent years on the co-op’s board. Others take turns mowing the grass. One resident makes bird houses that decorate yards throughout the small park.

“People own part of the park,” Bussewitz said, “and they take care of it.”

Residents consider a cooperative future as manufactured housing parks go up for sale is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.

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No matter what kind of home you live in, challenges will pop up.

If you own your home and a pipe starts leaking, you might call a plumber. If you rent, you call your landlord. But what if you own your home and rent the land underneath it?

Thousands of Wisconsin residents own manufactured homes and pay to anchor their homes in communities, often called mobile home or trailer parks. Owners of manufactured homes are responsible for repairs to their homes but rely on park owners to maintain things like roads, water drainage and sewage. 

And if landlords don’t respond and conditions deteriorate? A patchwork of laws and regulations governing manufactured housing leaves residents unsure of where to turn.

Here’s a list of options:

• Those with issues surrounding park maintenance should file a complaint with the Department of Safety and Professional Services using its online form. DSPS licenses manufactured home communities and determines if complaints warrant inspection and potential discipline. The agency accepts anonymous complaints. Find more information here. In 16 counties, the DSPS has delegated inspection authority to local health departments. Find a list of delegated counties here. 

• If the issue involves eviction, lease agreements or other landlord-tenant issues, contact the Wisconsin Department of Agriculture, Trade and Consumer Protection. Residents can submit an online complaint here. Complainants can leave identifying information off of the form, but it may limit DATCP’s ability to help address the issue. The agency contacts businesses on behalf of tenants to try to mediate problems, although the agency lacks the power to force mediation. Complaints — resolved or not —  help the agency track potentially unfair business practices. 

• County health officials have jurisdiction over complaints related to health and safety. Find contact information for your local agency here. 

• City, town and village officials can also adopt their own regulations on manufactured housing communities. Consider asking local officials about requirements in your community and who enforces them. 

Need help paying for repairs? 

Tomorrow’s Home Foundation, partially funded by the state, grants low-income manufactured home owners up to $3,000 for repairs or modifications or up to $1,500 to dispose of uninhabitable homes. Learn more about eligibility here, and download an application here. 

Have a question or know of a resource we should add to this list? Contact Addie Costello at acostello@wisconsinwatch.org.

Have an issue with a manufactured housing park? Here’s what to know is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.

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• Wisconsin’s government is failing to enforce basic protections for owners of manufactured homes at a time when private equity firms are buying up parks to maximize profits.

• State regulators rarely inspect parks, allow many to go unlicensed and don’t even know which parks are operating.

• A patchwork of laws and regulations governing manufactured housing leaves residents unsure of where to turn when conditions deteriorate.

Priced out of traditional homes during an affordability crisis, many in Wisconsin have found another way to pursue an ownership dream.

Experts estimate that more than 100,000 Wisconsin residents live in manufactured homes, the more accurate name for what many call mobile homes or trailers — structures that make up the country’s largest portion of unsubsidized low-income housing. Many live in parks where they own their homes but rent the land beneath them. 

But Wisconsin’s government is failing to enforce basic protections for residents at a time when private equity firms are buying up parks to maximize profits, a Wisconsin Watch/WPR investigation found.

Wisconsin law requires operators to keep parks “in a clean, safe, orderly and sanitary condition at all times.” The Department of Safety and Professional Services (DSPS) is supposed to enforce that law and licensing standards. But it rarely inspects parks, allows many to go unlicensed and doesn’t even know which parks are operating.

Separate state and local agencies handle issues related to leasing, water quality, and health and safety at parks. That patchwork leaves residents unsure of where to turn when conditions deteriorate.

“I don’t know what to do or if I have any rights,” a park resident in Wisconsin Rapids wrote to the Wisconsin Department of Agriculture, Trade and Consumer Protection.

“Why is our government not looking into any of this?” a Hudson resident asked DATCP while facing septic tank failures and surging rent.

In Forest Junction: “I picked this location over a decade ago because of its affordability. I have nowhere to go.”

In Amery: “They know we do not have the resources to move the trailer out of the community.”

In Whitewater: “I don’t know who to reach out to. I’m so stuck.”

WPR and Wisconsin Watch spent six months speaking to manufactured home residents statewide. Some described tight-knit, peaceful and affordable communities. But others detailed sewage backups, dramatic rent hikes, hazardous dead trees and foul-smelling water — all while frustrations simmered with unresponsive landlords and regulators.

What many call mobile homes aren’t actually mobile. Moving them can cost more than $10,000, with risks of damaging older structures. That traps residents when park conditions worsen.

Predatory companies know this, said Paul Terranova, Midwest community organizer with the nonprofit MHAction, which advocates for park residents nationwide. 

While tallying every U.S. manufactured home community is difficult, experts estimate Wisconsin has more than 900, with 80 tied to private equity, according to data from the Private Equity Stakeholder Project, a nonprofit watchdog. 

Wisconsin regulators are paying little attention, industry professionals, advocates and residents say. That’s as neighboring Michigan and Minnesota offer more resources for residents and stronger oversight. 

WPR and Wisconsin Watch also found:

• DSPS produced documentation of just 15 parks inspected between 2022 and February.

• DSPS lacks an accurate count of manufactured homes statewide. The agency previously published comprehensive data on all licensed communities, but it now posts records for only some counties, with many parks lacking identifying information. At least 27 parks filed evictions in the last two years but do not appear in current DSPS data.

• Of the roughly 700 parks DSPS lists in licensing data, roughly 30% have expired licenses. Some park owners say poor communication and a technology overhaul made applying for licenses more difficult.

• A legislative task force as far back as 2002 flagged problems with “a scattered state regulatory approach” to the industry that leaves residents confused about who regulates what. It hasn’t been fixed.

Affordable option has roots in Wisconsin

Cindy Philby, 60, sold her traditional, fixer-upper home after realizing she couldn’t afford needed repairs.

She poured all of her money into a manufactured home she found from an Iowa seller on Craigslist. It cost $4,500 plus $10,000 to deliver it to a rented lot at the Woodland Park community in the town of Fond du Lac.

She slept at a homeless shelter in late 2023 while waiting for the home to arrive.

“My next best thing to keep a roof over my head was a trailer,” Philby said.

She was embracing a housing option pioneered in Wisconsin. 

A Marshfield man’s innovation in the 1950s set the stage for the manufactured homes we see today. Rollohome Corp. founder Elmer Frey’s “mobile homes” — wider than recreational trailers — could be lived in year-round, more affordably than traditional homes.

Manufactured homes can be made quicker, on a larger scale and with less waste than other homes. Today Wisconsin owners of manufactured homes pay a median of $553 per month for housing, compared to $1,118 for all homeowners and $917 for all renters, according to the Lincoln Institute of Land Policy.

Local zoning laws often exclude manufactured homes from residential neighborhoods. Parks allow owners to anchor their homes without requiring expensive modifications. 

Philby, like many community residents, owns her home and pays a monthly fee for the land and additional costs for utilities. Her lot is owned by Florida-based COARE Communities, a subsidiary of the private equity-backed conglomerate COARE Companies, which touts a focus “on establishing platforms across niche investment strategies.” 

Beneath an option to click on an “investor portal,” the COARE Communities website says it is “focused on solving the challenges of affordable housing through the acquisition and preservation of the most affordable type of housing in America – Manufactured Housing Communities.” 

The company hiked Philby’s base rent this year from $425 to $500, six times the rate of inflation. It declined to comment on the record for this story.

Philby has struggled to absorb the hike while relying largely on disability payments to get by. 

“They are squeezing everybody in this park to death,” she said. 

Philby and her neighbors describe a host of additional problems, including poor water drainage and crumbling roads. 

The community turns into a “mud puddle” or “lake” following heavy rains or snowmelts, they say. 

Wisconsin law requires manufactured homes to sit in “a well-drained” and “properly graded” area to prevent flooding. It’s up to DSPS to enforce the law, but the agency could not locate any inspection records for the park. The park does not appear in DSPS’ licensing database, even though the town of Fond du Lac has separately licensed it.

Philby wants more action.

“Do something,” she said. “Make these people do their work.” 

Calling for state regulators to ‘do their damn job’

Following months of door knocking in manufactured housing communities, Steve Carlson has little faith in Wisconsin regulators. He has seen dilapidated, abandoned homes and met residents who fear management will retaliate if they complain.

Carlson, a retired social worker and organizer from Washburn County, co-founded the Wisconsin Manufactured Home Owners Alliance late last year. It aims to keep manufactured home communities viable by pushing for stronger legal protections and helping residents organize. 

Carlson hopes his work will inspire state regulators to “do their damn job.”

They could look to Michigan, which recently created an inspection team focused on improving conditions at manufactured home parks — visiting them each year. 

DSPS inspects parks only when they are built, changed or draw a complaint that officials believe warrants one.

It’s possible parks built decades ago haven’t since been inspected. DSPS lacks records to show otherwise.

More regular inspections would likely require legislative action and more staff, DSPS spokesperson John Beard said in an email.

Local governments can help. 

Wisconsin law allows them to monitor parks and enforce regulations on top of state requirements.

“Some municipalities are very good, they go through the property every year,” said Amy Bliss, executive director of the Wisconsin Housing Alliance, a manufactured housing trade association.

“Others just ignore the fact that they even exist.”

The town of Fond du Lac did not inspect Woodland Park while issuing its permit. It inspects parks only when complaints relate to town ordinances, said town Clerk Patti Supple.

DSPS can separately delegate its authority to local health departments. One municipality and 16 of Wisconsin’s 72 counties regulate parks in that way. DSPS holds them to a higher standard than itself, requiring annual inspections of each park.

“What’s going on in the other 56 counties in Wisconsin? Well, it’s anybody’s guess,” Carlson said. “Maybe there aren’t a lot of problems out there. The point is we don’t know, and somebody should find out.”

He hoped Dunn County would seek delegated authority over its housing parks.

But learning the rules and carrying out inspections would require significant time and resources, Dunn County Health Director KT Gallagher said. 

DSPS would allow the county to keep 63% of community licensing fees, nowhere close to covering extra costs, health department staff said at a meeting in August.

Parks are supposed to pay licensing fees every other year that haven’t increased since at least 2006. The minimum fee of $250 would need to rise to $400 just to account for inflation since that time.

While DSPS can raise some fees, Beard said, spending extra dollars would require legislative action.

Dunn County could also raise fees, but officials worry residents would bear those costs. They also fear a scenario in which an owner closes a park instead of fixing issues flagged by an inspection. 

That happened in Eau Claire, Gallagher said. City and county inspectors closed a park, leaving some residents with nowhere to go.

That’s why DSPS avoids levying financial penalties even when inspectors find major problems. 

“DSPS focus is on gaining compliance,” Beard said. “Forfeitures are a last resort, especially when action could leave residents looking for a new home.”

States like Minnesota help address this dilemma by setting aside licensing fees for grants to defray relocation costs following a closure. Minnesota has also allocated millions of dollars in recent years for manufactured home park owners to make repairs. 

Lawmakers reject help for homeowners

One program helps owners of manufactured homes in Wisconsin. 

A portion of titling fees flows to the Tomorrow’s Home Foundation, which grants owners up to $3,000 for repairs or modifications or up to $1,500 to dispose of uninhabitable homes. The foundation received $120,000 from the state during the last budget cycle and raised additional funds on its own. 

Democratic Gov. Tony Evers this year proposed adding $40,000 to the program over two years. The Republican-led Joint Finance Committee rejected the proposal and a separate provision to add $1.68 million that could help owners repair failing septic systems.

Meanwhile, the state is missing out on uncollected fees from potentially hundreds of parks without active licenses.

Without extra funds, Dunn County declined to pursue state authority over inspections.

“This is a terrible situation without any easy answer,” said Dr. Alexandra Hall, a family physician on the county health committee. “But maybe we wouldn’t have gotten here if the state was actually enforcing its own laws.”

Licensing system causes headaches

DSPS records show Philby’s Woodland Park community had an active license in 2020, but the department lacks updated information. Beard said the agency is reaching out to the park about renewing.

Confusion has swirled around DSPS licensing dating back to 2020, Bliss said. Frustrations escalated last year — the first time park renewals were done using the LicensE, an online system for the 200-plus industries DSPS regulates. 

Among criticisms aired at a February legislative hearing: Park owners weren’t told DSPS would no longer process paper renewals; an online application asked some owners to fill out unnecessary information; and the portal charged just an $8 renewal fee instead of the accurate minimum of $250.

Addressing the rollout across all industries, Deputy Secretary Jennifer Garrett called LicensE “an overwhelming success, vastly expediting document handling and licensing decisions.” 

“We knew that the transition to an all-digital environment would present challenges to parts of this industry,” she testified to lawmakers.

The agency reached out to park representatives ahead of the change, but it lacked some contact information, Garrett added. Communities with expired licenses may have closed, rebranded, changed owners or failed to transition to the online system.

DSPS is working with the Wisconsin Housing Alliance to update missing information on its list of licensed communities, Garrett testified in February. 

Seven months later, the department’s licensing site still does not list each of the group’s members. 

Bliss said DSPS struggles to make time to meet with her alliance, making it feel like the “red-headed stepchild of the regulated community.”

The former Wisconsin Department of Commerce, which regulated manufactured homes until 2011, communicated far better, she added. 

That’s why she pushed DSPS to restart the state’s Manufactured Housing Code Council, an advisory body of representatives from across the industry and the public. 

State law requires the council to meet at least twice a year. It met this summer for the first time in more than a decade. 

To whom should residents complain? 

DSPS received just 18 complaints related to manufactured housing between 2023 and early 2025, only some from park residents. The data understates industry-wide disputes, considering that multiple agencies regulate the parks and residents don’t know where to turn.

In Minnesota, the Office of Attorney General compiled all state laws related to manufactured home parks into an online handbook. Nothing that comprehensive exists in Wisconsin’s sprawling system.

Have a problem with roads? Try DSPS, which regulates community standards and licensing.

Leasing? That’s the Department of Agriculture, Trade and Consumer Protection.

Questions about park well water? The Department of Natural Resources is likely your agency.

County and local health departments generally handle other health and safety concerns.

Philby and other Woodland Park residents sent all of their complaints to DATCP, including ones related to conditions DSPS is supposed to regulate. 

DATCP received more than 100 complaints related to manufactured homes between 2023 and this March. Dozens mentioned issues in DSPS’ domain, like flooding, sewage and roads.

DATCP must identify a pattern of violations before launching an investigation, said Michelle Reinen, an agency administrator. It cannot legally represent individual consumers.

The agency and the Wisconsin Department of Justice in 2023 reached a $75,000 settlement with a Colorado-based park operator doing business in Wisconsin. That was after fielding more than 50 complaints about “unfair and illegal” renting practices.

DATCP and DSPS say they sometimes get information from other agencies. They collaborated on a 2023 investigation — responding to the Boscobel Dial’s reporting — that found violations at Cozy Acres Mobile Home Park in Boscobel.

Lawmaker seeks more clarity 

Rep. Scott Krug, R-Rome, wants to clear up confusion for homeowners and landlords.

His legislation, AB 424, specifies landlord-tenant laws for parks and expands on reasons residents may be evicted. It would also require park owners to issue a 90-day notice before closing. He hopes to hear more ideas from the operators and residents if the bill draws a hearing.

Krug calls manufactured homes “a forgotten segment of real estate” that won’t help solve the affordability crisis without state action.

Lawmakers might look backward for inspiration. 

A 2002 government task force on manufactured housing suggested consolidating oversight of manufactured home communities to address the state’s “disparate and confusing array” of oversight efforts.

‘They can just do whatever they want’

Park residents also battle public perception. 

Members of a North Fond du Lac Facebook group complain about the condition of Woodland Park, calling it a dangerous eyesore. 

Responding to one post, Philby explained people’s struggles to afford rent and urged people to push for local solutions.

“Should just flaten it,” one commenter responded.

Residents have sought state help. Stacey Murillo complained to DATCP in 2024 about issues including roads and garbage. 

DATCP sent her complaint, with her name, to the park’s manager for mediation. Woodland Park management provided the state with evidence that it was addressing some issues.

But Murillo said too little has changed.

Philby complained to DATCP after management gave her a lease that pre-checked a box to opt out of a yearlong contract. Wisconsin law requires landlords to offer 12-month options, more protective against evictions and rent increases.

DATCP reached out to Woodland Park to mediate Philby’s complaint in April but received no response, it told Philby in a letter. 

The agency cannot order businesses to participate in mediation, but it can issue notices of noncompliance, which it did in Philby’s case.

“Since your complaint was not resolved through mediation, you have the option to contact a private attorney to discuss your legal remedies,” the agency’s letter said.

“No one in this park can afford an attorney,” Philby said, still waiting for a longer lease.

“They can just do whatever they want,” she said. “The federal government’s allowing them to do it, the town’s allowing them to do it and the state’s allowing them to do it.”

‘They are squeezing everybody in this park to death’: Owners of manufactured homes get little protection as private equity moves in is a post from Wisconsin Watch, a non-profit investigative news site covering Wisconsin since 2009. Please consider making a contribution to support our journalism.