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What is a manufactured home?

Manufactured homes, formerly called mobile homes, are built in a factory. Each home conforms to the US government's Manufactured Home Construction and Safety Standards (HUD code), rather than to building codes enforced at the home's destination.

Each home or segment of a home is labeled with a red tag that is the manufacturer's guarantee the home was built to conform to the HUD code.

Manufactured homes are built on a non-removable steel chassis and transported to the building site on their own wheels.

Where can I find details about my manufactured home's build date and origins?

To find the date of manufacture, look for a data plate located inside your home, usually on or near the main electrical panel, in a kitchen cabinet, or in a bedroom closet.

The data plate offers information about the home's heating, cooling, and other appliances and components. The data plate also shows you the wind zone and snow load for which the home was built.

A red HUD label with a stamped serial number should be attached to the exterior of the home.

May I put my manufactured home on any lot or tract of land?

No. Some communities and developments do not allow manufactured housing. Research local zoning ordinances, deed restrictions, restrictive covenants, and other similar documents before purchasing land for a manufactured home.

May I move my manufactured home to another location?

Yes, but make sure you use a transport company that is familiar with the laws for moving such structures. You should also consider the zone for which the manufactured home was originally constructed.

Never move a manufactured home to a zone with more restrictive wind, thermal, or roof load requirements than the zone for which it was built. Check the data plate for zoning information.

Who will finance my manufactured home?

King's can handle this whole process for you. We have relationships with many lenders that specialize in manufactured home financing. For many, that's all they do. Just give us a call and let us know that you would like some assistance with financing.

Manufactured homes are eligible for FHA, USDA and VA home loans.

Is a manufactured home the same thing as a mobile home?

The terms mobile home and trailer are not commonly used today. The term manufactured home is used to describe structures built to conform to the Federal HUD code.

Mobile homes and trailers are manufactured homes, but there are also other styles of homes that also fall into that category.

How do I begin to find a manufactured home community?

There are many different manufactured home communities in the United States. Some are family oriented and some are for the active adult. You can use our site to search for communities by state, city, county, family or senior (55+) and lot rent amount.

Finding the perfect community for you and your family depends on your lifestyle and what your needs are. In order to find out what type of community will meet your needs, search the communities listed on KingsMH.com for complete information.

Communities not only offer an affordable alternative in housing, but they provide a strong feeling of community spirit.

Review the community description about the manufactured home community or communities you are interested in to see if they offer the amenities you require.

What is the difference between a manufactured home, a modular home and a mobile home?

A manufactured home is a house constructed in a factory according to strict code that must be adhered to, the National Manufactured Housing Construction and Safety Standards (HUD code) of July 1, 1976. A manufactured home is transportable in one or more sections, built on a permanent chassis, and is a home with or with out a permanent foundation.

A manufactured home title must always be transferred to the new owner as part of the transaction. A modular home is a factory built home constructed in a factory and brought to the site in one or more sections. Unlike a manufactured home, which must adhere to the national HUD code, the modular home is regulated by the BOCA code, which is the same code site-built homes must adhere to. A modular home must be placed on a permanent foundation that meets the local requirements for going below frost depth.

A mobile home is a factory built home that was built before the July 1, 1976 HUD code came into effect. It is an obsolete term when used in reference to today's manufactured homes. For definitions and a more complete description of this issue see Glossary of Terms.

What are the different sizes available?

There are 2 terms used in the manufactured housing industry.

a. The term 'singlewide' is used on a home that is 12-18 feet wide and from 30 to 80 ft. long. These homes run in size from 360 sq. ft. to 1,368 sq. ft.

b. The term 'doublewide' is used on a home that is 24-32 feet wide and from 40 to 80 ft. long. These homes run from 960 sq. ft. to 2,432 sq. ft.

Where can a manufactured home be placed?

A manufactured home can be placed in a land-lease community or on a privately owned lot that you must have prepared prior to the placement of your new home.

King's will assist you in site preparation or you can handle that yourself.

What can I afford?

A new manufactured home is a very affordable alternative to a site built home because of the cost savings of being built by in a climate-controlled factory. Our mortgage calculator can help you figure out payment amounts based on your income and debt ratio.

Just visit our “Tools” page for a variety of calculators that are helpful in determining everything from your payment amount to the exact amount of interest you will pay each month, and how you can save money by changing the terms of the loan yourself.

What comes with my new manufactured home?

A new manufactured home comes with everything needed to move in! Some can even be ordered with matching furniture! Your carpets, cabinets, wallpaper, tile, appliances and upgraded amenities such as Entertainment centers and fireplaces can all be ordered at the time of your purchase.

You can also choose siding options, roof pitches, skylights, bay windows and upgraded energy features to make your home even more energy efficient. King’s Homes can give you the information you need regarding the purchase and options of your new home.

What other questions should I consider when purchasing a manufactured home?

Do I want a new or pre-owned home? How many bedrooms do I need? Do I need room for a home office? Do I have furniture that requires any special space accommodations? Do I want a home that's ready to move into or a home which needs some fixing up? Am I handy enough to do the types of tasks required in a home that needs repairs?

Why Should I Consider a Manufactured Home?

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 50 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.

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.

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.

Are There Limits On Where I Can Locate or Place A Manufactured Home?

Many cities and towns, still relying on outdated perceptions and stereotypes of "mobile homes," have zoning regulations limiting where you can place a manufactured home.

However, more and more urban and suburban governments are recognizing that today's manufactured homes are virtually indistinguishable from site built homes and 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.

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 ten 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

re 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 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 less common than you may think. If you relocate, make sure you use a professional, licensed and bonded transporter.

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.

There are major benefits to having your home built in a factory: 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.

Can I finance a used mobile home?

The short answer is absolutely. However, with many finance companies, they may not have an interest in financing older manufactured homes.

We are a retailer who works with many other lender programs, so we're not just limited to the loan programs others offer. Want to learn if we can help you? Just use our quick application to find out more.

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