Kelowna, West Kelowna, Vernon, Penticton and the surrounding electoral areas. What the rules actually say, what a park here is worth, and what nobody publishes.
Statistics Canada Table 98-10-0041-01, 2021 Census. A movable dwelling is not a pad: the count includes recreational vehicles, houseboats and homes on private land, and excludes vacant pads.
Redevelopment pressure is real here, and West Kelowna has now written down what it will cost you. The compensation rules stack on top of the provincial minimum rather than replacing it, which changes the arithmetic on an exit.
Seller's guidePad rents do not reset on a change of ownership, the annual increase is not an automatic uplift, and the zoning that governs the site varies by municipality and by electoral area. Underwrite the rules, not the pro forma.
Investor guidePark owners in this valley tend to be long-term holders who do not want a public listing, a sign at the entrance, or forty tenants reading about the sale before they hear it from the office. So the majority of what trades here is quiet. If you are only watching MLS, you are watching the smaller half of the market.
Tell me what you are looking for and I will send back what is actually available right now, including the parks that are not publicly listed.
Request the listAround 100 long-term residents at two Lake Country campgrounds were told to remove decks and additions and given eviction notices. Their advocate argues the permanent structures put them under the Manufactured Home Park Tenancy Act rather than campground rules. If you own a site where permanent structures have accumulated, this is the case to watch.
The owner of this 11-unit Vernon park is trying to sell after Technical Safety BC cut the power in April 2026 over unrepaired electrical hazards, and the Residential Tenancy Branch fined the operator $55,000 in March. She estimates about $300,000 of electrical work is needed. Deferred distribution work is the fastest way an Okanagan park goes from an income asset to a liability.
A 284-pad park on 55 acres along Highway 97 changed hands, with the buyer intending to keep operating it as a park. The price was not disclosed; it had been listed at $34.5 million, which is about $121,000 a pad on the asking price. This is the largest Okanagan park trade in recent memory and the clearest read available on what a large valley asset asks.
West Kelowna replaced its 2008 rules with a policy that adds appraisals tied to BC Assessment and a right for displaced owners to buy into the new development at a discount. The city expects up to 300 rental units and manufactured homes could be lost over twenty years. Any West Kelowna park bought on a redevelopment thesis now carries this on top of the provincial obligation.
The BC Supreme Court approved a $42.6 million subject-free bid for the 140-unit Shasta Mobile Home Park on 18.5 acres of Lakeshore Road, over a higher bid that carried conditions. That is about $304,000 a pad. It is a land trade rather than an income trade, and it is the benchmark for what Kelowna park land near the lake is worth to a redeveloper.
Reviewed monthly. Last updated 3 September 2026.
The pad rent increase limit for 2027 is 2.2%, announced 27 August 2026 and effective 1 January 2027.
On top of that, if the park's property taxes or regulated utility costs go up, you can pass a share of the increase on to each pad. That is the proportional amount. It covers property taxes and municipal fees, and water, electricity, gas, telephone and cable from a regulated supplier. It does not cover your other operating costs. Use form RTB-45 for the 2.2% on its own, RTB-11a if you are also passing costs through. The rest of the rules you inherit with a park are in my MHPTA guide for buyers.
The closest thing to a park count in the Okanagan is Statistics Canada's movable dwelling data, published for every municipality, electoral area and reserve in the region. It is the reserves that change the picture.
Every community that recorded a movable dwelling in the 2021 Census is below, ranked by count. Eight reserves account for 3,560 of them, more than the fifteen municipalities across the three regional districts hold between them.
| Community | Type | Dwellings |
|---|---|---|
| Tsinstikeptum 9 | Reserve | 1,665 |
| Kelowna | Municipality | 810 |
| Penticton | Municipality | 625 |
| Duck Lake 7 | Reserve | 605 |
| Okanagan (Part) 1 | Reserve | 555 |
| West Kelowna | Municipality | 465 |
| Okanagan-Similkameen G | Electoral area | 450 |
| Okanagan-Similkameen D | Electoral area | 340 |
| Okanagan-Similkameen C | Electoral area | 325 |
| Tsinstikeptum 10 | Reserve | 285 |
| Penticton 1 | Reserve | 230 |
| Princeton | Municipality | 220 |
| Coldstream | Municipality | 205 |
| Osoyoos 1 | Reserve | 180 |
| Lake Country | Municipality | 175 |
| North Okanagan F | Electoral area | 170 |
| Okanagan-Similkameen H | Electoral area | 160 |
| Spallumcheen | Municipality | 155 |
| North Okanagan B | Electoral area | 140 |
| Community | Type | Dwellings |
|---|---|---|
| Central Okanagan | Electoral area | 130 |
| Osoyoos | Municipality | 125 |
| Summerland | Municipality | 120 |
| North Okanagan D | Electoral area | 100 |
| North Okanagan E | Electoral area | 90 |
| Oliver | Municipality | 90 |
| Vernon | Municipality | 85 |
| Keremeos | Municipality | 80 |
| Peachland | Municipality | 80 |
| Lumby | Municipality | 55 |
| Enderby 2 | Reserve | 35 |
| Okanagan-Similkameen A | Electoral area | 35 |
| Okanagan-Similkameen B | Electoral area | 35 |
| Enderby | Municipality | 30 |
| Central Okanagan West | Electoral area | 25 |
| Okanagan-Similkameen F | Electoral area | 15 |
| North Okanagan C | Electoral area | 10 |
| Okanagan-Similkameen I | Electoral area | 10 |
| Chuchuwayha 2 | Reserve | 5 |
Statistics Canada Table 98-10-0041-01, 2021 Census, movable dwellings by census subdivision. Counts are rounded to the nearest five, so the community figures total 8,915 against a regional district total of 8,910. A further ten subdivisions in the three regional districts recorded none and are not listed.
Reserve land holds a significant share of movable dwellings in this region. Tsinstikeptum 9 alone recorded more than double the count for the City of Kelowna. A market study built from municipal boundaries misses it entirely.
The province sets the floor. Convert a park to another use and the owner owes $20,000 per tenancy under the Manufactured Home Park Tenancy Regulation, section 33.1(1). That is the same everywhere in British Columbia.
Seven Okanagan local governments require more than that. Most of the rest leave it at the provincial minimum. If you are buying on a redevelopment thesis, this table is the difference between two very different exit numbers.
| Jurisdiction | What applies on a redevelopment |
|---|---|
| Kelowna | Adds requirements. Council Policy 229 |
| West Kelowna | Adds requirements. Policy 0008, 2025 |
| Lake Country | Adds requirements. Policy 06.76, 2006 |
| Peachland | Adds requirements. Policy DEV-160, 2004 |
| Summerland | Adds requirements. Policy 300.3, 2014 |
| Oliver | Adds requirements. Policy 2006, revised 2021 |
| Keremeos | Adds requirements. Policy 33-08, 2008 |
| Jurisdiction | What applies on a redevelopment |
|---|---|
| Vernon | Provincial minimum. Zoning only |
| Penticton | City staff said in 2026 that a 2006 park redevelopment policy still applies at rezoning. It is not among the published council policies, so ask for it before you underwrite |
| Coldstream | Provincial minimum. Servicing bylaw only |
| Spallumcheen | Provincial minimum. Servicing bylaw only |
| Lumby | Provincial minimum. Servicing bylaw only |
| Osoyoos | Provincial minimum. Nothing park-specific found |
| Central Okanagan RD | Provincial minimum. Zoning only |
| North Okanagan RD | Provincial minimum. Servicing bylaw only |
| Okanagan-Similkameen RD | Provincial minimum. Servicing bylaw only |
| Armstrong, Enderby, Princeton | Each names a mobile home park bylaw in its zoning bylaw, but does not publish the text. Call the clerk before you underwrite |
It is the only one in the valley with hard dollar figures, a rent test and a mandatory covenant. Policy 0008 was approved on 16 September 2025 by council resolution C210/25, replacing a policy that had stood since 2008. Section 1.1 says its criteria apply in addition to provincial requirements unless stated otherwise, so read it as additive.
Moving expenses are set by the number of bedrooms in the existing home, not by household size. Only this table is indexed to CPI.
Compensation for length of tenancy runs on a separate scale.
| Bedrooms in the home | Moving expenses |
|---|---|
| One or fewer | $1,000 |
| Two | $1,250 |
| Three or more | $1,500 |
| Length of tenancy | Compensation |
|---|---|
| Under 5 years | 3 months |
| 5 to 9 years | 4 months |
| 10 to 19 years | 5 months |
| 20 years and over | 6 months |
Where the home is going to be disposed of, the owner is compensated the greater of three amounts: professionally appraised value, BC Assessment value, and the MHPTA amount. Where the home is going to be relocated, the MHPTA amount governs on its own.
That greater-of test is the only place in the policy where provincial money is absorbed rather than added. Everything else stacks: the appraisal, responsibility for relocation, disposal of end-of-life homes, renter moving expenses, and a section 219 covenant. Budget West Kelowna as additive and the arithmetic on an exit changes materially.
Kelowna Tenant Protection Bylaw No. 12780, adopted in June 2025, says in section 2.1 that it does not apply to land affected by the Manufactured Home Park Tenancy Act. Penticton Tenant Protection Bylaw No. 2026-12, adopted in March 2026, never mentions parks. Its requirements apply only when a building or motel with five or more rental units is demolished, in whole or in part. The Community Charter sections behind both bylaws, 63.1 to 63.3, define redevelopment as demolishing a building that contains rental units, and the Province's March 2025 policy manual says tenant protection bylaws do not cover manufactured home parks. If you are buying a park in either city, work from the provincial minimum and the city's park redevelopment policy, not the tenant protection bylaw.
Minimum site area 20,000 m², maximum 20 units per hectare, minimum pad 325 m². Policy No. 229 applies alongside it.
Manufactured home subdivision and community zones. Development defers to the district's mobile home park bylaw, which dates from 1972.
Adopted 24 June 2024. Twenty homes per hectare, minimum 2 hectares to subdivide.
Governs design and servicing only. It does not carry the redevelopment protections newer policies do.
Minimum parcel 4.86 hectares, being 12.0 acres, and 81 units. The 20% foreign buyer transfer tax applies in this regional district.
The old Manufactured Home Park Regulations Bylaw 2597 was repealed on 21 March 2024. Servicing now runs through Bylaw 2900 across all nine electoral areas.
Whether you are weighing an exit, underwriting a purchase, or just want to know what your pads are worth, I am always happy to talk.