SB 785 the Law in Texas - Sept 1, 2026

Effective today, September 1, 2026, Senate Bill 785—the manufactured housing zoning legislation advocated by TMHA during the 2025 legislative session—is officially in effect across Texas.

SB 785 requires nearly all Texas cities with zoning regulations to allow new HUD-code manufactured homes by right in at least one residential zoning classification or district. If a city has a zoning map, the area where these homes are permitted must be shown on that map.

This law represents an important step toward ensuring that Texas cities provide a place for new HUD-code manufactured homes. In doing so, it creates opportunities for our industry to innovate, build, and place modern manufactured homes in markets that were previously unavailable to us.

TMHA extends its sincere appreciation to Sen. Pete Flores and Rep. Ryan Guillen for authoring, championing, and securing final passage of this important legislation.

For more information about SB 785, visit TMHA’s dedicated SB 785 Resource Center.

Many cities have already amended their zoning regulations in various ways to comply with the new law. However, we anticipate that other cities will need additional time to adopt the necessary changes. TMHA will continue to provide updates as implementation proceeds across the state.

Finally, if a city in your market bans manufactured homes and has not yet taken steps to comply with the new law, now is the time for local engagement and advocacy. TMHA members should work with city councils, staff, and planners in the communities where they live and conduct business as local officials develop plans to make the necessary changes.

To help shape that process, however, TMHA members must seize the initiative and actively engage at the local level.