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There has been a long history of Manufactured Housing in the southern and rural area’s of the country. As a transplanted northerner living in the south, I investigated this option as an alternative to the ever growing cost of site built housing. What I discovered had many plusses and minuses. I have provided my opinions and advice based on the experience I encountered when pursuing purchasing for myself. Certainly they apply to some and not to others. This is not an endorsement for the purchase or non purchase of any type of home. However, I have broken down my experiences into the following cost, quality, purchase, finance, transport and setup and insurance and the final step - location and offer my opinion to all interested.
One must consider that while the cost of Manufactured Housing is quite appealing you basically get what you pay for. In today’s market a 2400 square foot manufactured home could range from $75,000 to $120, 000 for just the home. You then need to add in the transportation, the add on items or upgrades and what the land and park cost will be. In many instances the cost of a manufactured or Mobile Home can be as much or more than a site built home when everything is figured into the equation. Once again the days of paying for a licenses are over. You will pay all the fee’s and taxes for a manufactured home. That you would for site built. A Mobile home is on a trailer with wheels and it can be relocated, manufactured means it is not on wheels and it is usually fixed.
The quality of the home will dictate the cost and while the less expensive homes look good on the cover and the square footage is in many cases more that a site built home, look carefully! That does not mean this is not a good buy. It just means that does it fit your objectives? Many people could care less about the longevity of the home, resale or whatever, but strictly cost. Of course anything lasts as you treat it. Close examination will show the quality of workmanship and the materials utilized on the least expensive homes. As example molding will be made out of composite materials not wood, the walls and ceilings will not be sheet rock but a vinyl covered material, the interior studs may be smaller and distanced between each stud. The finishing may not be as exact as in the more expensive homes. While true the overall hurricane rating may exceed that of a site built home you really have to be careful about the strength of the construction materials and the mode and how it is transported and the installation, which I will speak to later. Carpets, finishing and other aspects will also be of lesser quality as will tile or vinyl flooring. This will not be readily apparent when the home is new, but it will be significant over time. In my opinion you could see at noticed difference in the quality of workmanship between the least expensive homes and higher priced units.
When purchasing a home nothing can be more important than the seller. You can either buy factory direct or go through any number of dealers. The key here is that you must remember you should treat this as purchasing a car. Do not believe everything you hear and don’t trust the friend who purchased one ahead of you. Every purchase is unique to your experience. Everything, and I do mean everything must be spelled out in the sales contract, down to the exact size of the finished home, the room size, materials, type of delivery, setup and costs and related impacting costs and who is responsible before you accept the home. Of course any extra’s should also be defined exactly as you desire. Example, if your upgrading the floors or roof shingles, to tile of installing sheet rock, the spacing and size of studs and construction should be part of the contract, set up and installation. The timeline must be exactly defined and mode of transport and delivery. Repairs could take considerable time if there is a major problem and with smaller dealers.
Another major factor is financing, which can be a problem since it will most likely cost you more than a conventional mortgage and is hard to get if you do not already have the land! However, getting land is an issue within itself. Appreciation is good for about five years and then depreciation is rapid. If financing through the dealer, you should have a lawyer check out the deal. Have them cross every T and dot every I, which is standard for any deal. However, as with building new, you have many middle men to worry about. Sure HUD will provide financing but basically they don’t care, your problems are yours! They are just interested in the loan but will help to some degree if there is a total disaster. So if your home isn’t up to what you ordered or expected you could find yourself out in the cold unless it is all legally spelled out and even then it might be an uphill ride. Check out your B.B.B. and other state agencies concerning the dealer and builder.
As mentioned, having a site is critical. Some restrictions may apply because every county and state is different. The size of the lot, septic, electric and impact will all apply. Some parks require significant upgrades which can add thousands to your costs. In an existing park be aware you may have to add 30-40 50 thousand or more to the cost of the home, lot and financing and upgrades the park demands. If you think your smart and your going into a rental property then be advised, like some before, these can be sold out and your left up the creek, pay or else. Lastly, make sure you home fits on the lot the way you picture it sitting or facing otherwise you may come by to see it sitting another way. Easements and installation may impact this and you may have a situation you did not bargain for. Septic and other land issues must be considered such as flood zone.
Now we get to another critical aspect, transport and setup. This is a key matter and should not be skipped over lightly. These homes are shipped over the highways of America, some gently, some not. Your home could be damaged in transport. Who is responsible and for what? You may think your dealer, but once again you better know for sure! Also, to get repairs could take a very long time for some of these dealers to get around to performing them. Unless setup and fixed to a foundation your home will be most susceptible to Tornado lift. The leading cause of destruction in these homes is wind lift! While true there isn’t many a site built home that can stand over 150MPH winds these may stand the wind from a hurricane but not the uplift. Ask your dealer to disprove this is you think I’m kidding. The foundation install will cost 10-15 thousand more but you will have created a “site built home" and you will have improved your construction, durability and actual resale value. Of course many of these dealers will tell you they have been in the business for years and strapping will do. That’s true if you wish to play the wheel! They are also correct if hit directly with a tornado no home will stand. But keep in mind the tornado could pass nearby and this is the problem not the direct hit. However, there are varied forms and upgrades of strapping to increase strength, but keep in mind the key is that no wind can get under the home! Skirting does not really address this issue!
Another major factor is obtaining insurance in Florida. [Update May 2006] many Manufactured and Mobile home owners are losing their insurance and those who do supply it will charge significant cost for the policy. Also, be careful as well of restrictions. It is difficult for even site built housing and almost impossible for Manufactured Homes or Mobile Homes. You better realize this before you sign your name. Who and what is the cost of this insurance will be if you can even get any?
Another concern that just arose recently in the newspaper are the materials being used in construction of these homes. Since, I have no background concerning this topic I would recommend that you look at this carefully and form your own opinion. I have none either way, but also keep in mind the same applies for site built housing. Many products used are oil and chemical based, such as floor coverings and fomica and may omit fumes that will effect you.
The bottom line to this entire endeavor is, how long do you expect to be around and will a home like this suit your needs? Ask the dealer what is the duration rating. Do you wish to leave this home to someone? Can it last that long or are you only interested in the short haul and the land? Some of the higher end manufacturers we visited had beautiful homes, with the quality of interior and construction better in some cases than the least expensive site built home and stronger in certain aspects than site built. However, as mentioned long term goal is durability, and realizing that in Florida Hurricanes and Tornado’s are a common event as is high heat and humidity which are all beaters to your home standing up for a period of time. Roofs and siding, paint and exteriors are more prone to wear and flooring is a real key! Overtime the type of construction is worth the extra money, especially with improved resistance to insects if you plan to be there for 15, 20 or more years!
In closing, I hope this information assists those interested in this type of housing. As mentioned in my opening paragraph, my opinion was based on my experience and certainly yours may be quite different. I accept no liabilities nor endorse the purchase or non purchase of any type home. I would caution that you not take any opinion as gospel but research for yourself before purchasing. I recommend you start with investigating your local dealership. I would seek an assist from a professional who is experienced in these types of purchases and installs. Many times the dealer has little control over the factory even though they have been dealing with them for sometime. Remember, your not going to be able to put it back in the box and ship it back and once off the lot it is yours! If possible buy from inventory where and when you can and validate the construction and materials used to build that specific home.
Remember, let the buyer beware and I do hope this assists your consideration of the many aspects involved.
Disclaimer: All information on this site is provided for informational purposes only! By no means is any
information presented herein intended to substitute for the advice provided to you by any health care or other professional
or organization.
