Types of Manufactured Homes
| Type | Description | Regulation |
|---|---|---|
| HUD-Code Manufactured Home | Built in a factory to HUD standards after June 15, 1976. | HUD Code (federal) |
| Modular Home | Built to local building codes, transported in sections, assembled on site. | State/Local building codes |
| Mobile Home | Built before 1976. Often difficult to finance or insure. | Grandfathered |
Step-by-Step Process
1. Verify Zoning
Confirm your land is zoned for manufactured housing. Look for "MH" designation or check with planning. (See our Zoning Checklist.)
2. Choose Your Land Ownership Model
- Own the land – Best for long-term equity.
- Lease the land – Lower upfront cost, but home is personal property (chattel loan).
- Manufactured home community – Rent the lot, own the home; often includes amenities.
3. Site Preparation
- Clear and grade the site.
- Install utilities – Well, septic/sewer, power, gas.
- Obtain necessary permits – Building, electrical, plumbing, septic.
4. Foundation
Must meet HUD guidelines and local codes. Common types:
- Pier and beam (with skirting)
- Concrete slab
- Engineered foundation for multi-section homes
5. Choose a Dealer and Home
- Work with a licensed dealer familiar with your area.
- Select a home that fits the site and your budget.
- Consider land-home packages where the dealer handles installation.
6. Installation and Inspections
- Dealer delivers and sets the home.
- Pass all required inspections:
- Building inspection (foundation, tie-downs)
- Electrical inspection
- Plumbing inspection
- Septic inspection (if applicable)
- Install skirting that meets local requirements (often must resemble a site-built foundation).
7. Title and Financing
If permanently affixed to your land, you can convert the home to real property(file appropriate documents with the county). This allows conventional financing and the home appreciates like site-built.
Estimated Costs
| Item | Cost Range |
|---|---|
| Land (if not owned) | Varies widely |
| Site prep (clearing, grading) | $2,000 – $10,000 |
| Septic system | $3,000 – $15,000 |
| Well | $2,000 – $12,000 |
| Electric service connection | $500 – $5,000 |
| Manufactured home (new, single-wide) | $50,000 – $100,000+ |
| Installation & foundation | $10,000 – $30,000 |
| Permits | $500 – $2,000 |
| Skirting | $1,000 – $3,000 |
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