South CarolinaH 5113126th General Assembly (2025-2026)House

AN ACT TO AMEND THE SOUTH CAROLINA CODE OF LAWS BY ADDING SECTION 6-29-735 SO AS TO PROHIBIT LOCAL GOVERNMENTS FROM PREVENTING THE CONTINUANCE OF LAWFUL NONCONFORMING USE OF PROPERTY WHEN A PREEXISTING MANUFACTURED HOME IS REPLACED WITH ANOTHER SPECIFIC MANUFACTURED HOME, TO PROVIDE EXCEPTIONS, AND TO PROVIDE DEFINITIONS; BY AMENDING SECTION 23-43-85, RELATING TO STANDARDS FOR MODULAR HOMES AND DISPLAY MODELS, SO AS TO PROVIDE THAT THE STANDARDS ONLY APPLY TO ON-FRAME MODULAR HOMES AND TO REMOVE A FIVE-YEAR RESTRICTION ON DISPLAY MODELS BEING USED FOR RESIDENTIAL USE; AND BY AMENDING SECTION 6-35-30, RELATING TO RESIDENTIAL IMPROVEMENT DISTRICTS, SO AS TO ALLOW FOR JOINT RESIDENTIAL IMPROVEMENT DISTRICTS BETWEEN DIFFERENT JURISDICTIONS.

Sponsored By: Gary S. Brewer, Jr. (Republican)

Signed by Governor

Summary

Modular Homes

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Bill Overview

Analyzed Economic Effects

3 provisions identified: 1 benefits, 0 costs, 2 mixed.

Stronger rights to replace manufactured homes

Starting May 19, 2026, if you replace a preexisting manufactured home with one five years old or newer, your lawful nonconforming use can continue. Cities and counties cannot use zoning or similar rules to block the replacement in a park or on other residential land. In mapped flood zones, the new home must meet current flood elevation and building code rules that are enforced for all dwelling types. The protection does not apply if safety or other laws enforced on all homes require stopping the use. It also does not apply if the nonconforming use ended for the local period (at least 12 months), if the replacement changes the use from a single‑family home, if it would block a shared driveway or sidewalk unless fixed, or if the property owner does not consent.

Easier placement of on‑frame modular homes

Starting May 19, 2026, South Carolina applies these state modular standards only to single‑family on‑frame modular homes built after January 1, 2005. These on‑frame homes must still meet the state’s structural and foundation rules (roof pitch, eaves or steeper roofs, adequate wall height, compatible exterior materials, and a permanent perimeter foundation). Coastal or flood‑prone sites may require engineered pilings and local review. A single‑family modular display model may be sold for first residential use if it has a valid modular label, meets the wind and seismic rules in effect when labeled, has not been altered, and the seller gives written notice that it met the code at manufacture. The old five‑year limit on using display models as homes is removed.

Joint improvement districts with owner consent

Starting May 19, 2026, a county or city can create a residential improvement district that crosses into another jurisdiction. The other government must consent by resolution. All property owners in the proposed area must approve, as state law requires. These districts can later fund local projects and may charge property owners, depending on future actions.

Sponsors & Cosponsors

Sponsor

  • Gary S. Brewer, Jr.

    Republican • House

Cosponsors

  • Lucas Atkinson

    Republican • House

  • Brandon Newton

    Republican • House

  • Cody T. Mitchell

    Republican • House

  • Donald G. "Don" Chapman

    Republican • House

  • Cally R. "Cal" Forrest, Jr.

    Republican • House

  • Craig A. Gagnon

    Republican • House

  • Gil Gatch

    Republican • House

  • Thomas Duval "Val" Guest, Jr.

    Republican • House

  • Brandon Guffey

    Republican • House

  • Jackie E. "Coach" Hayes

    Democrat • House

  • William G. "Bill" Herbkersman

    Republican • House

  • David R. Hiott

    Republican • House

  • Jermaine L. Johnson, Sr.

    Democrat • House

  • Roger K. Kirby

    Democrat • House

  • M. Brian Lawson

    Republican • House

  • Thomas R. "Randy" Ligon

    Republican • House

  • Marvin "Mark" Smith

    Republican • House

  • Mike M. Neese

    Republican • House

  • Robby Robbins

    Republican • House

  • Heath Sessions

    Republican • House

  • Courtney S. Waters

    Democrat • House

  • Chris Wooten

    Republican • House

  • Richard L. "Richie" Yow

    Republican • House

Roll Call Votes

All Roll Calls

Yes: 596 • No: 0

House vote • 5/14/2026

(Manufactured and modular homes)Concur in Senate Amendments

Yes: 107 • No: 0

Senate vote • 5/12/2026

(Manufactured and modular homes)3rd Reading

Yes: 46 • No: 0

Senate vote • 5/7/2026

(Manufactured and modular homes)2nd Reading

Yes: 46 • No: 0

Senate vote • 5/7/2026

(Modular Homes)2nd Reading

Yes: 46 • No: 0

House vote • 3/25/2026

(Modular Homes)Passage of Bill

Yes: 117 • No: 0

House vote • 3/25/2026

(Modular Homes)Passage of Bill

Yes: 117 • No: 0

House vote • 3/25/2026

(Manufactured and modular homes)Passage of Bill

Yes: 117 • No: 0

Actions Timeline

  1. Effective date 05/19/26

    6/5/2026legislature
  2. Act No. 241

    6/3/2026legislature
  3. Signed By Governor

    5/19/2026Governor
  4. Ratified R 256

    5/15/2026legislature
  5. Roll call Yeas-107 Nays-0

    5/14/2026House
  6. Concurred in Senate amendment and enrolled

    5/14/2026House
  7. Roll call Ayes-46 Nays-0

    5/12/2026Senate
  8. Read third time and returned to House with amendments

    5/12/2026Senate
  9. Scrivener's error corrected

    5/8/2026legislature
  10. Roll call Ayes-46 Nays-0

    5/7/2026Senate
  11. Read second time

    5/7/2026Senate
  12. Amended

    5/7/2026Senate
  13. Committee report: Favorable Judiciary

    4/29/2026Senate
  14. Referred to Committee on Judiciary

    3/26/2026Senate
  15. Introduced and read first time

    3/26/2026Senate
  16. Read third time and sent to Senate

    3/26/2026House
  17. Roll call Yeas-117 Nays-0

    3/25/2026House
  18. Read second time

    3/25/2026House
  19. Amended

    3/25/2026House
  20. Committee report: Favorable with amendment Labor, Commerce and Industry

    3/24/2026House
  21. Member(s) request name added as sponsor: Ligon

    2/25/2026House
  22. Member(s) request name added as sponsor: Chapman

    2/24/2026House
  23. Referred to Committee on Labor, Commerce and Industry

    2/5/2026House
  24. Introduced and read first time

    2/5/2026House

Bill Text

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