Manufactured Homes

Mobile/Manufactured Home

Facts About Modular, Manufactured & Site Built Homes

When you are buying a home, you might hear the terms modular homes, manufactured homes and site built homes. It’s important to understand how they all differ, no matter whether you are purchasing an existing house or plan to build on land that is subject to restrictions. The differences can affect a home’s price and its resale value, and even dictate whether or not it can be built on your land.

Mobile Homes and Manufactured homes- often the name is interchangeable but there is a difference-Mobile homes refers to homes built PRIOR TO 1976 when Hud standards were instituted.

Manufactured homes built after 1976 should technically no longer be called Mobile homes due to the Hud standards

What Are Site Built Homes?

• They are constructed entirely at the building site.

• They conform to all state, local or regional codes where the house is located.

• Often called ‘stick-built’ houses.

• A well-built, cared for site-built home generally increases in value over time, although its location plays a key role in value.

What Are Modular Homes?

• Modular homes are built in sections at a factory.

• Modular homes are built to conform to all state, local or regional building codes at their destinations.

• Sections are transported to the building site on truck beds, then joined together by local contractors.

• Local building inspectors check to make sure a modular home’s structure meets requirements and that all finish work is done properly.

• Modular homes are sometimes less expensive per square foot than site built houses.

• A well-built modular home should have the same longevity as its site-built counterpart, increasing in value over time.

What Are Manufactured Homes

• Formerly referred to as mobile homes or trailers, but with many more style options than in the past.

• Manufactured houses are built in a factory.

• They conform to a Federal building code, called the HUD code, rather than to building codes at their destinations.

• Manufactured homes are built on a non-removable steel chassis.

• Sections are transported to the building site on their own wheels.

• Multi-part manufactured units are joined at their destination.

• Segments are not always placed on a permanent foundation, making them more difficult to re-finance.

• Building inspectors check the work done locally (electric hook up, etc.) but are not required to approve the structure.

• Manufactured housing is generally less expensive than site built and modular homes.

• Manufactured homes sometimes decrease in value over time.

Manufactured Homes

• Simply put, a manufactured home (i.e. mobile home) is a building that is constructed in a factory and remains on its transport frame throughout the course of its use. A truck easily backs into a designated site, unhooks the home and drives off. Most sections of these homes are 14 and 16 feet wide, and 54 to 80 feet in length. Manufactured homes do not require any foundation or substructure. They sit up off the ground, with skirting used around the base to hide the wheels and jacks.

• Manufactured homes are subject to federal Housing and Urban Development (HUD) codes. They are often located on property owned by private individuals or companies, such as mobile home parks, and the land where the home is installed is normally leased by the property owner. Financing is limited on manufactured homes, typically 10-15 years in length and at a higher rate than conventional rates.

How To Recognize a Manufactured Home

Manufactured homes are built to conform to the Manufactured Home Construction and Safety Standards (HUD Code), rather than conforming to building codes at their individual destinations. Today’s manufactured homes come in many shapes and styles, and often do not resemble a typical single or double wide mobile home. Here are some tips to help home buyers recognize manufactured housing.

Here’s How:

1. A manufactured home should have a metal tag on the exterior of each of its transportable sections. Walk around the structure, looking for a small, red metal identification plate. If it’s not there, look for holes that indicate something might have been removed.

2. If you cannot find a tag locate the electrical panel box inside the home and open its door. Look for a data plate, which contains details about the home, including its date of manufacture. If the plate is not there, look in kitchen cabinets and bedroom closets. (Modular homes have data sheets, with references made about building inspections–which wouldn’t be included for manufactured housing.)

3. Go back outside and look underneath the home. Manufactured homes are built on a non-removable steel chassis, which should be visible underneath. ‘Double wide’ manufactured homes are assembled from two units joined lengthwise, usually where the roof peaks.

4. Manufactured homes arrive on their own wheels. Can you see where wheels were attached? Are they still there?

5. Look again at the ends of the structure. Is there a vertical trim piece that indicates where two segments have been pieced together? Can you see where a ‘tongue’ might have been bolted to the structure? (Holding the ‘trailer hitch’ used to pull it to the home site.)

6. Are interior walls made from drywall or paneling? It’s by no means a sure identification, but many manufactured homes (especially older homes) do not contain drywall.

7. Manufactured homes often have less of a roof pitch than a ‘stick built’ home. Keep in mind that manufactured structures vary in design, and newer homes in the manufactured category may look very much like modular or site-built houses.

8. If you still aren’t sure, ask for a property disclosure from the home owner. The owner or listing agent should verify (in writing) what type of structure it is.