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What is the difference between manufactured homes and modular homes? Which one is usually used through out the US?

The difference between modular and manufactured, relates directly to what building code was utilized to construct the home. If the home was built to the federal code established and monitored by HUD, it is a manufactured home. This is designated by a red metal plate on the rear of the home showing its compliance with the HUD code. If the home is built in a factory and built to another code, ie BOCA, CABO etc. It is a modular home. A manufactured home built in more than one section, is called a sectional manufactured home.

Where would i go to look for a land/home package in my area. Chiefland, Florida

Land/Home packages are done in two different ways. 1. You find the piece of property you want to purchase, find the home you want to purchase, and ask the dealer to finance the two item together thru his lending source as one package, thus Land/Home financing. 2. Some dealers have already purchased a large block of land, and sub-divide it. They sell lots and homes together, thus a Land/Home package. Or they may have a connection with a local realtor who provides the land, and the dealer provides the home. Go to your local manufactured housing sales centers, tell them what you want to accomplish, and let them tell you what is available in your area. Rest assured, they will know.

How can I tell the manufacturer of my mobile home?

If the home was produced after the HUD code became effective in 1976, there is a data plate in the home that gives the manufacturer, the serial number, the third party inspection agency name and address, and the appropriate zones for thermal and wind, to which the home was built. This plate is generally a 8 x 11 piece of paper glued to the wall in the master bedroom closet, behind a kitchen cabinet door, or in a utility room. This will tell you how your home was constructed.

I am ready to buy a home and have it put on a permanent foundation in Michigan. My concern is for when I want to sell. Will potential buyers have to find special financing since it's a manufactured home and will there still be a title involved? Is there anything else that would make this sale different from selling a stick built home?

In many title states, if the home is permanently sited, the title can be surrendered. This will then change the home from personal property to real property. When this is done, it changes the tax structure if your state has personal property tax. If the home is removed from the property, then you can reapply for a title again. There are some benefits to this in some states. Check with your local division of motor vehicles (If that is the correct name in your state), and see if this would be of any benefit to you. Financing of a land/home package is readily available thru the major industry lenders, and should not present any problems.

We are looking to purchase a new 2300 sq ft. Palm Harbor to place on a 2 acre lot. How much depreciation should we expect in the next 4-5 years?

You are trying to split up the purchase. If your intent is to purchase land, which will appreciate, and if the home is correctly set up, and maintained with the appropriate land improvements, the entire package should appreciate. Home appreciation is directly related to inflation, if the cost of building materials rise, the value of the pre-built home will rise.

What is the difference between a mobile home, a manufactured home and a modular home? If I purchased a new mobile home, how much should I expect to have my old mobile home removed and the new one installed (I live at Palm Desert Greens in Palm Desert, Calif.)?

The distinction between the two is this. If the home is built to the federal guide lines established and monitored by HUD, commonly known as the HUD CODE, it is a manufactured home. It will have a metal tag on the rear of the home showing its compliance with this standard. If the home is built to another building code, such as BOCA or CABO etc. it is a modular home. It used to be said, that the frame was removed on a modular, however, this is no longer true. There are on frame and off frame mods being constructed today. The frame is an integral part of a manufactured home though.

Where can I find out about a small manufactured home called a Woodland Park model or brand name? These are a little larger than a travel trailer, but have house gable style roofs and siding.

Woodland Park is a model name used by Fleetwood Enterprises. They have an excellent web site up and you may be able to get what you need

I heard from a builder that you must own 10 acres of land in order to put a MH down in Illinois on private property. Is this true? Can you tell me how to find more info on how to find out where I can and cannot put one up.

The only way to get accurate information on siting a home, is to call the zoning commission or what have you in the area you are working with. Don't get caught up in rumor. Check with the local building officials to get the straight scoop. It will save you money in the long run.

I have a manufactured home in Minnesota. I am now stationed here in Colorado in the militry. The military has now given me money to move my home to here, but I cannot find a transport service as of yet. Can you help?

If you are unable to find a local transporter due to the distance, try one of the national carriers:

  • 1. Barrett Mobile Home Transport 701-237-5352
  • 2. Morgan Drive Away Inc. 219-295-2200
  • 3. Transit Homes of America 800-788-9901

    These companies are used to military moves, and will be able to assist you accordingly.

    I would like to know how you can tell what type of manufactured home are good homes? What about log cabin manufactured homes? Please inform me as soon as you can.

    Every manufactured home is built to federal guide lines, established and monitored by HUD. Once this is accomplished, everything else is either upgrades, or a matter of personal choice. What may be best for one party, may not suit the needs of another. Ask the sales personel to "FEATURE BENEFIT" their homes for you, and you will be able to make an informed choice.

    If I let someone assume my loan on my manufactured home with the original lender when I purchased the home, am I still on the loan. I have been told that I am still on the loan until that loan is paid off or refinanced with new loan documents showing new buyer as the maker of the loan.

    That is generally true in any type of loan, but the only way to be sure, is to check with the lender involved. They may release you from the liability if you request it.

    We are looking into purchasing a manufactured home and were wondering what are the best mobile home manufacturers.Which companies make better mobile homes than others? Right now we are looking at a home made by champion.

    Every manufactured home is built to federal guide lines, established and monitored by HUD. Once this is accomplished, everything else is either upgrades, or a matter of personal choice. What may be best for one party may not suit the needs of another. Champion is currently number one in sales volume nationwide.

    I am buying a used home (1984), the inspector said the house has settled causing a few problems, can the house be resettled and thus fix the bulging walls and uneven floor?

    The home can be re-leveled, but your comment about the bulging walls interests me. When you speak to this, it the walls are bowing, and the floor bowing, you may have more than an out of level situation. You may have a moisture problem in the home, if the skirting is not properly ventilated, and no ground vapor barrier is installed. A manufactured home must have skirting ventilation at the rate of one square foot of free ventilation area, for each 150 square feet of floor space. A six mil black plastic ground vapor barrier should be placed to cover the entire ground area beneath the home. The lack of proper ventilation and or ground vapor barrier will cause moisture to be drawn into the home, causing wall and floor bowing. R. T. Bonney

    We would like to change back door from the mobil home type of door that opens out,to a door that opens in.or at least change it to one that looks more like a house door.

    What you want to do is not a problem. Entry doors are sold in one unit, which includes both the storm door and the prime door, with the jambs attached. The measurement used to check for size, is the distance between the two studs, ie 32x76 or 34x76 etc. The only thing you need to be aware of, is that if you have a hall, will there be enough swing room for the new door to open in all the way. These doors are available at a local mobile home supply store.

    How can you find a title for a manufactured home? The house is paid off. The finance company sold it's business and we can't find the title.

    I can't tell for sure whether you actually received the title when the home was paid off and then lost it, or that you never received it. In either case, contact your local division of motor vehicles or state title office, and ask them the correct manner to apply for the lost title. If the original lien is still in effect, you may have to go thru some red tape to have it removed. They will be able to give you the correct information and documentation needed for your state.

    My wife and I are looking for 5 acres of land for our retirement. We want to put a double wide/manufactured home on it. Most of the acreage that we look at say that they do not allow trailers or mobil homes. We have looked at "Fortune Homes" and saw some that we really liked, but, no one seems to be able to tell us if these are considered mobile homes or not, (not even the salesman). What is the definition of a mobile home vs. a manufactured home? or are these one and the same?

    A mobile home, and or a manufactured home, is a home built to federal standards established by HUD. There will be a metal seal, approximately 2 x 3 inches on the rear of the home showing that it was built to these standards. In some states, there is case law available that upholds the correct definition, but this is something that needs to be discussed with a local attorney. In the past, certain terms relating to trailers, or mobile homes used in both deed restrictions, and in zoning ordinances have been tested in court with variour results. It then becomes a matter of law as to the correct definition relating to a specific property.

    What is involved in moving a manufactured home to another site? I have searched for sites on this subject and cant seem to find anything to help me. I currently live in a park, but want to buy land and put it on a foundation, but i dont know where to start the research on it. can you help?

    The best document to start with is the homeowner's manual that was furnished with your home. It will give you specifics that relate directly to your home. It will tell of moving, and then the new set up procedures at the new location.

    We are having trouble finding a wheelchair accessible model and floor plan. It appears what the manufactured housing industry has not seriously addessed this issue... Please help us find an answer...

    The homes available for display on most sales centers, will not have the functions you desire, however, the manufactured housing industry is quite aggressive in this type of construction. Many manufacturers will make the required changes on a unit built for you. Each floor plan, mandates different changes in order to facilitate the door openings etc., and some are more suited for this type of construction than others. Those with front and rear bedrooms, and having no halls, lend themselves to this application. The handicap showers and bath facilities are readily available, and some manufacturers offer barrier free kitchens and baths alike. I guess it just depends on your specific needs. Visit your local sales centers and tell them what you want, and have them ask their manufacturer for a proposal.

    How do I find out more info on a manufactured home unit (manufacturer, date of manufacture, pier layout dwgs.) that I am unable to locate the spec sheet. The cert. number is #RAD-307605.

    The information that you need is contained on the data plate. This is generally a 8x11 sheet of paper glued to the wall in the home. It is normally located in the master bedroom closet, or inside a kitchen cabinet. Some manufacturers glue it to the inside of the cabinet door, others to the side of the cabinet, others to the rear of the cabinet over the range. If it is an older home, it could also have been in the furnace cavity. If you can't find it, the designation RAD stands for RADCO, of Carson, CA. I doubt they can search by seal number, but may be worth a try. Good Luck.

    What is the value of a 1989 Palm Harbor 14x80 in excellent condition?

    There is more information needed to give you a value. Go to www.mobilehome.com and click on the valuation reports area, and you will be able to get an accurate valuation.

    I have purchased a new Redman Manufactured Home (28 X 76) and it is being placed on property that has a "7 foot grade" from one end to the other. I realize extra piering will be required and that some piers may need concrete reinforcement. How or where can I ascertain that my contractor will be doing what is needed for a correctly installed foundation so I do not run into problems in the future? Is there a site online that I can visit to see for myself what the construction code requirements are for my area (Lincoln County , North Carolina)?? i will sincerely appreciate your assistance.

    The best information available is in the Homeowners installation Manual that comes with the home. Each manufacturer does things just a little bit different from others. To acquire the correct set up information for your home, the manufacturer is required to present that information in the homeowners guide. It will tell you exactly what you need to know to perform the correct set up. Take that info to the local building inspector, to see if there are any local ordinances that would make any changes necessary.

    I would like to find some info on a bluegrass series mobile home. I was told it was made by Champion but can not find a web site or any thing on this. Thanks, Mike

    When Champion bought out Fleming Homes in Flemingsburg, Ky. they changed the name to Bluegrass Housing. The address is P. O. Box 426, Flemingsburg, KY 41041

    Can you put a basement under a manufactured house ?

    Yes, there are many homes that are constructed from basements. The important thing to remember, is that all manufactured homes are not built to be basement set. The homeowner's manual will give you that information. When you get to basement height, ie, over 80", most manufactures will require that the basement design be done by a licensed engineer. This would also apply to ANSI specs. If you need further info, check out the publication by HUD, Permanent foundations for manufactured homes, available from HUD USER..

    What kind of discount can I expect to get at an auction. Is it worth it to buy at an auction

    Purchasing homes at repossession auctions can be very lucrative, but you must know what you are doing, and be prepared to spend some fix up money. Often times you can purchase for 50% or less than actual value. Be aware of what set up costs are in your area, and what zones are required for the home to be set up in your area. Just because the home is offered for auction in a given area, does not necessarily mean it will meet the local codes. Be an informed buyer.

    I am hoping to replace my manufactured home roof with a steeper pitch roof to make it look mmore like a house. I was wondering if you know how this is done and how I can get some questions answered?

    Roof replacement is a MAJOR job. First to replace it only for appearance sake is going to be quite expensive. The roof on the home is engineered to a specific pounds per square foot formula. Depending on the wind zone for the area the home was built for, it could be either 20 psf, 30 psf, or 40 psf. The greatest majority of the country being in the 20 psf zone. This is evidenced on the data plate inside the home. If the home is built with 24" center in the roof, the easiest method to increase load design, would be to change the centers to 16". This will beef up the structure, but not change the load bearing capacity of the individual rafters not changed. If the rafters utilized in your home have the ceiling panals glued to them, they are not easily moved. The other alternative is to build an entire new roof system over the old one. In this instance, are the wall systems already in place, designed to handle this increase in load. Probably not. Although this is something that you will see done from time to time, it is most often not done correctly, and hurts the home rather than helps it.

    I want to buy manufactured homes at wholesale prices to place on land and sell. I plan to sell about 11 per year. Do I need a license? If so, what kind? I live in Indiana. Thanks.

    I don't keep up with Indiana law, but I don't know of any state that does not require dealer licensing. I would suggest that you try to align yourself with a dealer in the area, and try to make a deal. They will already have good manufacturer relations, and can provide the land home financing, (which is the key to this type of sales) and the expertise to make such a project work. They should also be able to provide professional set up etc. This can be a very rewarding relationship for both parties.

    I terrible credit, but I make a decent wage and I also have a person who has good credit as a co-app. Is it still possibe to get a loan for a manufacured home? Also please explain how these houses can advertise for so low monthly rates.

    Explain your credit problems to the manager at your local sales center, they are very good at over coming obstacles. Often the payment is low because the loan is extended over a long period. Many lenders offer up to 30 years of financing on manufactured housing, but remember the shorter the term, the less interest. When financing a home, it is best to put down as much as you can for a down payment (this makes it easier to get it financed), and the shortest term that you feel comfortable with. This will then build equity quickly and keep your money costs low.

    Can you please tell me what the top 10 or so brands of manufactured homes are? As far as quality, customer satisfaction, price, etc. Thank you for ANY suggestions.

    Every manufactured home is built to federal guide lines, established and monitored by HUD. Once this is accomplished, everything else is either upgrades, or a matter of personal choice. What may be best for one party, may not suit the needs of another. The only ratings that are published, are those relating to number and dollar amount of sales by a specific manufacturer. Ask the sales personnel to "feature benefit" their homes for you, and you will be able to make an informed choice.

    I would like to buy a MH to rent out. Do most park rules forbid sublet? Can I give tennant 1% ownership to comply?

    Many manufactured home communities require an "owner occupied" lease. Trying to find a way around this will only lead to problems with you and the landlord, and if the cancel the lease, you will be the one to have to pay to have the home moved. Be up front and truthful with the landlord, and maybe you will prevail. The reason that "owner occupied" leases are used, is so that the landlord can control who his tenants will be. Homeowners generally take better care of the property, and are there for the long haul.

    I'm looking for a 24x48 ft double-wide where can i find blue prints

    Blueprints are not utilized per se in this industry. Probably what would work for you are "floor plans" . These are drawing of the room configurations and sizes, and are available from most all manufactured housing sales centers. Just stop by and tell them what you want, they will be glad to accomodate you.

    My credit is not the best,and I and my husband are sick of renting!What would our chances be if we were to even try for loan?

    Right now is a good time to try. Sales have been slow this summer, and both dealers and manufacturers are trying to move units. Many dealers have sources for less than "A" paper. Shop around, but be prepared to pay a higher rate of interest, and the larger the down payment the better your chances.

    I have a 66 ft Attwood with a serial # of 31163445 can you tell me the age of it?

    There is no way I can provide this information. If the home is titled, then the year would be available from the division of motor vehicles or what ever. If it was built after 1976, you should be able to find the date plate, a 8x11 piece of paper glued to the wall, maybe in the master bedroom closet, or behind a cabinet door, and it will give you all the information as to the date of manufacture and other pertinent data on the home.

    I am buying a land/home package deal (and going through a mortgate company). The retailer told me that I would have to come up with the down payment before closing time. Is this correct?

    The down payment will go directly to the selling dealer. The morgage company will then advance him the balance of the funds. It is unusual for it to be any other way. This also gives the dealer a binder, or deposit to hold the home while the paper work is being completed.

    Do manufactured home dealers actually sell homes with a promotion of "no set up fees"?

    Most manufactured home sales centers include the initial set up in the cost of the home. The advertising of "no set up fees", would mean no additional set up fees are added to the retail price. If you wanted to purchase a home FOB the sales center, and pay for the transportation to the site, and the set up yourself, a dealer may accomodate you, however he can provide this service for less cost because he does it every day. Good Luck.

    I would like to know who I could contact about purchasing my mother's existing manufactured home. I am having difficulty selling it and need to sell it ASAP due to her inability to live in it and care for it. Please forward whom I may contact in northern Texas if you will. Thank you for your assistance.

    I have no one specific in your area, however, in many locations, there are brokers, similar to real estate brokers, that deal exclusively with manufactured housing. They will be able to provide advertising, show the home, and provide the necessary financing for the new home owner. They should be listed in your yellow pages, if not, call a couple of local dealers and they should be able to give you a name of a broker in your area. Good Luck.

    How due you attache a manufactured home to a floating slab?Is it recommenedto be on a slab in the north?

    Every manufactured home comes with a installation manual provided by the manufacturer. Although they are all similar, as most of the information comes from the ANSI (American National Standards Institute) Code A225.1, they give you specific instructions recommended by the manufacturer's engineers on how to create a safe installation and be in compliance with the appropriate codes. If you will refer to this manual, it will give you specific instructions. The building of a slab is nice, but expensive, and will not provide any more support than the pier/post footing system normally used. Anchoring to a slab is done by either "J" hooks prior to pouring the slab, or by pation anchors after the fact. Remember the slab is held to the ground, only by its own weight.

    Do you know what manufacturer would handle "room additions" in NJ ?

    I don't know of anyone presently builing "Add-a-rooms". This was a niche business prior to the enactment of the HUD code in 1976, and quite popular in some areas. With the present freight costs etc, it may no longer be profitable.

    Which manufactured home is the best to buy for the money. Do you recommend single wides or doublewides

    Every manufactured home is built to federal guide lines, established and monitored by HUD. Once this is accomplished, everything else is either upgrades, or a matter of personal choice. What may be best for one party, may not suit the needs of another. Ask the sales personnel to feature benefit their homes for you, and you will be able to make an informed choice.

    How do I sell my manufactured home? When I am only two years into the mortgage.

    I assume that when purchasing the home, you did so with very little down payment, and now there has been no equity built up in the mortgage. The best alternative may be to try to find some one to assume you loan (take over payments). The more attractive you make it to the purchaser, the better your chances of success. You may have to pay their transfer fees etc. or offer a cash rebate. When any major purchase is made with minimal down payment, it is tough to build equity. In some areas, the best selling point is the ability to provide the lot on which the home sits, whether it be leased or owned.

    What is the best way to build a pad and is it better to use concrete and the best way to tie down a manufactured double wide.

    Every manufactured home comes with an installation manual. This is the best source of information on the correct method of anchoring and set up on the home. Each manual is designed specificly by the individual manufacturer to meet their design standards. Should that document not be available, then the next best source is ANSI Code A225.1. It is the best catch all document, that encompasses the entire industry requirements. Footing systems and anchoring systems should be installed by a professional that is familiar with these codes as well as local and state requirements.

    I am looking at buying a house in the range of $50K...how much am I going to be able to get the retailer to drop that price???

    Manufactured housing retailers are not quite the same as car dealers, as they don't work with a suggested retail sticker. Most price homes two ways, one for trading, one for cash. You will not receive a great discount past the cash price. You can always offer, but remember a retailer must make a reasonable profit in order to set up and service the home.