How Do I Get Started?
First and foremost, as in any decision regarding a new residence, decide where you want to live. Finding land close to cities will be difficult, but not impossible. A realtor who specializes in land sales has the most experience in this area and we would suggest you begin your land search with that in mind. An important question your realtor will want answered is “have you been pre qualified?” The response will help determine where your search can begin so be sure to select a bank and complete the paperwork needed. (Gregerson’s can make suggestions as to which banks are best for manufactured housing) Once you have found your site, it is important to know if it is a site that is compatible with manufactured homes…is it accessible, what are the site improvement costs, etc.? A visit from our service manager and an estimate for site improvements by one of our site contractors will determine whether or not the lot/acreage is right for you.
At this point in the process, you can seriously start to look at models and floor plans so that you can choose a home that complements your site. The cost of the home and all the options you may select, the cost of the land and the cost of the site improvements will then be submitted to your bank so that you have only one loan and one monthly payment.
Your site contractor will then obtain a permit from either the city or the county depending on the location of your site. When the permit has been issued and every detail has been finalized on the specifications of your home, your paperwork will be prepared and sent to the factory. Depending on the manufacturer, your home will be delivered in the designated time and your move in date can be determined from that point on. Our service department will be working hand in hand with both you and your site contractor so that the transition to your new home is as smooth as possible.
How Is A Manufactured Home Different from A Site Built Home? Isn't "Manufactured Home" Just A Fancy Name For A Mobile Home?
A manufactured home is constructed entirely in a controlled factory environment, built to the federal Manufactured Home Construction and Safety Standards (better known as the HUD Code). A site built home is built "on-site" using traditional building techniques that meet either a local or state building code.
Starting in 1976, the HUD Code established a stringent series of construction and safety standards that ensure that today's manufactured homes are superior to "mobile homes," the term used for factory-built homes produced prior to the introduction of the HUD Code. Today's manufactured homes are dramatically different in appearance from the "mobile homes" of yesterday with estimates that more than 90 percent of today's manufactured homes never move from their original site. Manufactured homes, like site built homes, are now available in a variety of designs, floor plans, and amenities. Today's manufactured homes are indistinguishable from site built homes and are fully compatible with any neighborhood architectural style.
If you're looking to get the most out of your "housing dollar," you need to consider a manufactured home. Depending on the region of the country, construction costs per square foot for a new manufactured home average anywhere from 10 to 35 percent less than a comparable site built home, excluding the cost of land. Today's manufactured homes offer the quality construction, modern amenities and livability you are seeking at a price that fits your lifestyle and your budget!
What Is The Role Of The Retailer In Purchasing A Manufactured Home? Can I Buy A Home Directly From The Manufacturer?
Most manufactured homes are sold through retail sales centers, many of which are independently owned and operated. Others are owned and operated by a manufacturer. In some states, you may also buy from a manufactured home community owner, developer, or if you're purchasing a previously owned home, a real estate agent.
Retailers offer a variety of products and services, including helping you customize the home to fit your needs and budget. Typically, the retailer is also responsible for coordinating the delivery and installation of your home. Furthermore, the retailer can assist in arranging financing and insurance coverage for the home. And, once you've moved in, the retailer is often the contact for warranty service.
Most states do not allow you to purchase a home directly from the manufacturer.
How Can I Be Sure That A Manufactured Home Is A Quality-Built Home? Do Manufactured Homes Use The Same Building Materials and Processes?
Today's manufactured homes are built with the same building materials as site built homes, but in a controlled factory environment where quality of construction is invariably superior to what can be done outdoors. The HUD Code regulates and monitors the manufactured home's design and construction, strength and durability, transportability, fire resistance, energy efficiency and overall quality. It also sets standards for the heating, plumbing, air-conditioning, thermal and electrical systems. The HUD Code also ensures compliance with these standards with a thorough inspection system that takes place at each step as the home is being constructed in the factory.
There are major benefits to having your home built in a factory:
- All aspects of the construction process are quality controlled
- The weather doesn't interfere with construction, cause costly delays and warp or damage building materials
- All technicians, craftsmen and assemblers are on the same team and professionally supervised
- Inventory is better controlled and materials are protected from theft and weather-related damage
- All construction materials, as well as interior features and appliances, are purchased in volume for additional savings
- All aspects of construction are continually inspected by not one, but several, inspectors
Is The HUD-Code Less Stringent Than State Or Local Building Codes?
No. While there are some differences between the codes, this difference has more to do with how the codes are intended to operate. While state or local building codes are basically prescriptive, meaning that they prescribe what type of lumber or what type of electric wire must be used in the construction of a home, the HUD-Code is more focused on performance. This allows the manufacturer to use products that are most compatible with the factory-building process as long as these products perform according to the guidelines established in the HUD Code.
Independent analyses comparing the state or local building codes with the HUD Code have found that "on balance, the codes are comparable" and "the net cumulative effect of the differences between the two codes is more likely on the order of hundreds of dollars, rather than thousands of dollars per unit." In some cases, the local or state codes are more restrictive, while the HUD Code is the more restrictive in other situations such as ventilation, flame spread, and structural loads.
Can I Customize A Manufactured Home To Meet My Particular Needs/Wants?
Today's manufactured homes come with "standard" features that you would find in a site built home. Many floor plans are available that range from basic models to more elaborate designs that feature vaulted ceilings, drywall, fully equipped modern kitchens, comfortable bedrooms with walk-in closets, and bathrooms with recessed bathtubs and whirlpools. You may also select from a variety of exterior designs and siding materials, including wood, hardboard, or vinyl siding.
With the vast majority of manufacturers now using the latest in computer-assisted design, you have the flexibility of customizing your home's floor plans, interior finishes, and exterior designs. Your lifestyle and your budget are the only limitations to the options available to you.
Many manufacturers also provide homes that are "accessible" for those with special needs. If you are interested in such a home, work with your retailer to order a home with accessible features, such as extra-wide halls and doorways, accessible counters and appliances, and specially equipped bathrooms.
Are There Limits On Where I Can Locate or Place A Manufactured Home?
As of July 1 st 2005 all cities and towns are allowing manufactured homes to be placed in their communities.
Before purchasing a manufactured home, be sure to check the zoning regulations in the area where you want to live, as private covenants may still be enforced. Those covenants were placed on private plats many years ago, to keep “ trailers/ mobiles” out of a subdivision.
Who Takes Care Of Installing A Manufactured Home? Can I Do It Myself?
Most states have laws that govern the installation of a new manufactured home. Your retailer or the subcontractor installing the home is responsible for ensuring that the home is installed in accordance with state regulations and the manufacturer's installation instructions or with an installation designed and approved by a licensed, registered engineer. The proper method of installing the home will depend on the design of the home and the conditions of the location, such as climate and soil type.
Depending on the type of loan used to finance the home, the lender may have some specific requirements for the foundation and installation of the home as well.
Are Manufactured Homes Covered By A Warranty? Who Do I Contact To Service Problems Covered By A Warranty?
Most manufacturers now offer warranties to guarantee the quality, workmanship, and major heating and cooling systems of the home for a specified time, usually ranging from one to five years. This warranty also tells the homebuyer what to do if a problem arises. Makers of the appliances provided in the homes also provide either "full" or "limited" warranties. There are major differences among warranties and these warranties should be provided to you in writing.
The retailer also has distinct responsibilities in the installation and servicing of the home. Be sure to have the retailer clearly state in writing its responsibilities and warranty coverage for the home's transportation and installation.
Even if your home and some of its appliances do not have a written warranty, the buyer does have implied warranties under state laws which require a new home and new appliances to work normally and perform properly.
Will A Manufactured Home Appreciate In Value?
Generally, a home is a great investment. Appreciation on any home - either site built or manufactured - is affected by the same factors: the desirability and stability of the community, supply and demand for homes in the local market, and maintenance and upkeep of the home. When properly installed and maintained, today's manufactured homes will appreciate the same as surrounding site built homes.
What Kinds Of Financing Are Available For Manufactured Homes?
Just as there are choices when you buy a site built home, there are a variety of financing options when you buy a manufactured home. Down payments and loan terms are similar - 5 to 10 percent of the manufactured home's sales price, and loan terms of 15 to 30 years.
If you are buying the home and land together, or plan to place the home on land you already own, some financial institutions offer traditional real estate mortgages with similar interest rates. Should you be purchasing the manufactured home separately from the land on which it will be located, the home will probably be financed as a personal property manufactured home loan, usually with a somewhat higher interest rate.
FHA-insured and Department of Veterans Affairs-guaranteed (called FHA and VA) loans are available to manufactured homebuyers. These types of loans may offer lower interest rates or lower down payment requirements if available in your area. They require more paperwork during the credit application and approval process and, therefore, may take longer for approval than a conventional loan.
Will I Be Able To Insure My Manufactured Home?
Yes. There are several insurance companies that specialize in offering insurance coverage for manufactured homes.
Are Manufactured Homes More Susceptible To Fire Than Site Built Homes?
Manufactured homes are no more prone to fire than homes built on-site. As a matter of fact, a national fire safety study by the Foremost Insurance Company showed that site built homes are more than twice as likely to experience a fire as manufactured homes.
Fire resistance provisions of the HUD Code include strict standards for fire retardation and smoke generation in materials, large windows in all bedrooms, smoke alarms, and at least two exterior doors which must be separate from each other and reachable without having to pass through other doors that can be locked. Site built homes are required to have only one exterior door and no "reachability" requirement.
Are Manufactured Homes More Vulnerable To Damage From Tornadoes And Hurricanes?
While many like to joke that "mobile homes attract tornadoes," there is no meteorological or scientific basis to thinking that that theory. In fact, the explanation for the reports of damage to manufactured homes from tornadoes is quite simple: manufactured housing is largely found in rural and suburban areas where tornadoes are most likely to occur.
As to hurricanes, valuable lessons were learned from the devastation of Hurricane Andrew in 1992, which destroyed or damaged thousands of site built and manufactured homes. Now, in areas prone to hurricane-force winds, the standards for manufactured homes are equivalent to or more stringent than the current regional and national building codes for site built homes in these high wind zones.
Also, proper installation and anchoring of the home is a key element is how a manufactured home will perform in severe weather situations.
Can I Make Repairs/Renovations On A Manufactured Home The Same Way As With A Site Built Home?
While you should perform minor repairs and upkeep on the home, just as with any home, it is advisable to hire a professional for more extensive repairs and renovations. Your homeowner's manual outlines maintenance requirements.
Once your home has left the factory, the HUD Code does not include provisions for additions and alterations. Such modifications may jeopardize your home warranty. They may also create malfunctions or an unsafe home.
An approved addition should be a freestanding structure that meets local building codes, and you may need a construction permit from local authorities.
Failure to follow the manufacturer's instructions on maintenance and renovations can void the manufacturer's warranty, as well as lessen the value and life of your home.
Are There Any Other Special Considerations I Should Know About Before Purchasing and Living In A Manufactured Home?
Like any home, while your mortgage payment may be your biggest expense, you will have other regular and periodic expenses, such as property taxes and service fees for water and utilities.
While, theoretically, a manufactured home can be moved after its initial placement, it is neither common nor advisable to do so. If you relocate, make sure you use a professional transporter; never try to move the home yourself. Cost is another consideration in moving the home. Besides transport expenses, which include licensing fees to take your home through a state, you'll have to pay for a new foundation, installation, and utility hook-ups.
