Jul. 19—WILKES-BARRE — Jill Avery-Stoss, president of The Institute, this week said the low cost of living has long been one of Northeastern Pennsylvania’s greatest competitive advantages, particularly when it comes to worker and business attraction.
Avery-Stoss said factors such as limited development and population growth have created upward pressure on housing costs, however.
Additionally, Avery-Stoss said wages have risen, but they have not increased at a rate comparable to inflation.
“Solutions like infill development can mitigate challenges through existing resources and infrastructure,” Avery-Stoss said. “Infill development involves the use of lots that are vacant, whether due to blight, undeveloped properties, or the demolition of previous structures. These parcels, situated between existing developments, vary in size and present opportunities for revitalization.”
Avery-Stoss reports that infill development presents an opportunity to bolster the housing stock. She said this housing may consist of single and multi-family units, accessory dwelling units, and modular or manufactured housing. Manufactured housing offers several advantages, such as predictable pricing, shorter construction timelines, lower development costs, faster move-in times, and fewer weather-related delays compared to site-built homes.
Manufactured housing consists of units fully constructed in a factory. These homes are installed on site and they are available as single-family, multi-family, tiny homes, and accessory dwelling units (ADUs). Before federal standards were established, these homes were known as ‘mobile homes,’ designed for relocation. The term ‘mobile homes’ is now outdated, however, as modern manufactured homes are built to higher standards and are often more permanent in nature.
“Manufactured housing could help address housing demand in the region, but various regulations and restrictions must be considered,” Avery-Stoss said. “In Pennsylvania, zoning requirements differ by municipality, so it is important to understand local regulations before purchasing land for manufactured housing.”
Avery-Stoss said restrictions may include lot size requirements, zoning designations, setback regulations, foundation specifications, and land use permits.
Modular homes differ significantly in code requirements, financing, style and development processes. The key distinction is that modular homes must be placed on purchased land and assembled as site-built homes. Financing is more conventional because modular homes are classified as real property, though they are typically more expensive than manufactured homes.
“Financing a manufactured home is more complex than financing a modular home, which qualifies for a traditional mortgage,” said Avery-Stoss. “If the home is movable, it is considered personal property and is typically financed through a conventional loan or retail installment contract, though FHA and VA loans may also be options. If classified as real property, meaning it is permanently affixed to owned land, financing options resemble those for a modular home.”
The choice to purchase or lease land further influences the available financing arrangements.
Small-scale infill development options include alley housing and accessory dwelling units (ADUs). Alley housing can be fashioned in standalone or row-style, transforming traditional alleys into residential extensions. ADUs are secondary housing units built on the same properties as existing homes.
“They have grown in popularity as homeowners use them as ‘in-law’ suites or ‘granny flats,’ and for rental income through platforms like Airbnb and VRBO,” Avery-Stoss said. “Financing for alley homes and ADUs depends on the type of unit, aligning with options available for modular or manufactured homes.”
Avery-Stoss said adaptive reuse is an option as well. She said abandoned nonresidential properties, including former factories, warehouses, and commercial sites, may be converted into multi-family housing.
“Zoning restrictions often prohibit such conversions, however, particularly when properties are located in industrial zones,” Avery-Stoss said. “That is why municipalities should review and update their zoning ordinances to allow for adaptive reuse and ensure that developers can take advantage of these underused properties.”
Reach Bill O’Boyle at 570-991-6118 or on Twitter @TLBillOBoyle.