These smart upgrades to make when buying a new manufactured home will get you the best home for the best price. We’ll help you understand where to spend your money so that you get quality home at a fair price.

Buying a new home is a complex, stressful, and exciting ordeal. In this article, we offer 10 smart upgrades to make when buying a new manufactured home,

These upgrades offer the most benefits with the best return on investment.

Understanding the 3 Levels of Manufactured Homes

 

In the manufactured housing world, you absolutely get what you pay for. Manufactured home buyers should understand the different levels of quality available from most builders.

There are 3 levels of manufactured home models: the most affordable, low-end models, the mid-range models, and the high-end or luxury models.

The Most Affordable Home Models

The most affordable models will have staples and glue instead of nails, smaller studs, Chinese steel beams, low roof pitch, economy grade flooring, particle board, plastic fixtures, vinyl wallboards, etc. You won’t be able to upgrade these models too much. If your budget is at all flexible you will want to bypass these entry-level homes. You will find these homes on every dealer’s lot with large signs advertising double wides for $39,995 or single wides for $19,999

The Mid-Range Home Models

The mid-range models are the most popular and will have better everything: larger wall studs, better insulation values, higher grade flooring, exterior house wrap, drywall or wallboard nailed to the studs, higher roof pitches, etc.

High- End Luxury Manufactured Homes

High-end manufactured homes are top of the line. Construction is equal to or better than a site-built home. Materials are top grade. Simply put, everything is high quality.

 

In the manufactured housing world, you absolutely get what you pay for but that’s the brilliance of manufactured housing. We can get exactly what we need in a home.

 

Go with a model that offers the features and specs you want most as standard options and then add smart upgrades for your new manufactured home build.

 

Spend Money on Construction Upgrades

Most experts will advise new manufactured home buyers to spend money on construction upgrades before cosmetic updates.

You can’t go wrong with increased energy efficiency, better protection from the weather, and better construction specs. A better-built home will usually have a better resale value in the future.

Mid and high-range models will likely have the following options standard. If not, these are all smart upgrades for your new manufactured home:

• 30 Year Architectural Shingles
• Higher Roof Pitch (4/12 or more)
• At least 7.5-foot exterior wall height but 8-9 foot is best
• Thicker Exterior Sheathing
• 2″ x 6″ Exterior Wall Studs
• 2″ x 4″ Interior Wall Studs

 

This Palm Harbor Series information sheet shows the company’s standard features:

Smart Upgrades to Make When Buying a New Manufactured Home

1. Exterior Doors

Upgrading exterior doors is a relatively low-cost upgrade that adds lots of value to a home, including new manufactured homes. In fact, Remodeling Magazine has stated that upgrading a home’s exterior door has the highest return on investment of any home improvement upgrade.

Low-end manufactured homes will usually have aluminum doors that are 32″ wide and between 74″ and 78″. Mid-range model steel doors are usually 36″ x 80″.

Upgrading your front exterior door to a 36″ x 80″ 6-panel steel door with an insulated core, peephole, and deadbolt is a smart upgrade for your new manufactured home.

The back door, which is usually the cheap gun slot or nine window style, is still the norm for both mid-range and top end homes. Upgrading to a 36″ x 80″ steel door with dual glazed windows and deadbolts is not a bad idea.

Make sure the door jambs are vinyl wrapped and not particle board for front and rear doors. Read More about Manufactured Home Renovations That Pay You Back

2. Interior Doors

The cheap 26″ x 74″ hollow core interior doors are standard on most manufactured homes, from low-end to luxury models.

Upgrade to the 30″ x 80″ wood framed or paneled hollow-core interior doors. This will make a huge difference and help make the home look more like it was site-built.

The solid wood 6-panel interior doors are especially beautiful but they can get pricey – remember you are replacing every door in the home. Mortised door hinges are better than surface-mounted.

 

3. Windows

Better windows are extremely smart upgrades for your new manufactured home.

Most new mid-range manufactured homes have an energy-saving thermal pane window, probably aluminum framed with a single pane for the low-end models.

Windows impact your energy costs and both the interior and the exterior aesthetics of a home so it’s a smart investment to upgrade to the best windows you can afford.

 

 

4. Sheetrocked Walls

Walls are a hot topic in the manufactured housing world.

For decades, many factory-built homes had faux wood paneling or VOG wallboard. VOG stands for vinyl on gypsum and is a form of cardboard wrapped in vinyl.

Due to the transportation needs of a manufactured home, it was difficult to use sheetrock because it required extensive finishing work after installation. Fortunately, customer demands are changing the industry and nowadays we can have sheetrock in our homes.

 

 

Drywall is now usually standard in some rooms on higher end single wide and double wide homes, now.

Steve Lancaster, our fav mobile home expert, states that the sheetrock used in manufactured homes are much thinner than the sheetrock used in stick built homes. This is done to make it lighter but it cracks more when being transported to the lot or when settling later. He often prefers to get the vinyl coated wallboards and paint them,  leaving the “strips” on. Learn how to paint vinyl coated mobile home walls here. 

If you prefer sheetrock, it’s definitely an upgrade that needs to be done at the time of construction in the factory.

 

5. Insulation

If I had to choose just one upgrade for my new manufactured home it would probably be the insulation (which would require thicker studs so I’d be cheating a bit, I guess).

There are three important areas of insulation in a manufactured home: roof, sidewall, and flooring. Flooring and roofing insulation will have a higher R-value than your sidewalls.

Low-end model homes will have sidewall insulation with an R-value of 11, maybe 13, standard. Upgrade to the highest you can afford (22+).

Better insulation is especially smart upgrades for your new manufactured home if you live in an area with extreme temperatures (really cold or really hot).Learn about Upgrades that Will Reduce Mobile Home Heating Costs here. 

6. Vinyl Siding

Steve gave us lots of great information about buying a new manufactured home. He listed10 smart upgrades to make when shopping for a new manufactured home.

Steve explains, “In most of the country, vinyl siding and shingle roofs are now standard, even on the cheapest homes. In some parts of the country, usually out west, metal siding and metal roofs are still an option. A product called “Smart Siding” is available in the western states but occasionally in the East. It is supposed to be much stronger and more durable than the old Masonite (particle board) siding used from the  1970’s through the 1990’s.”

Steve continues, “One thing I have noticed is that in my area, vinyl sided homes usually have nothing behind the vinyl except white foam insulation, Upgrading to OSB under the vinyl is sometimes an option in low-end homes, and is usually included when the wind zone increases to 2 or 3.

Most new homes use this foam under the vinyl even if they are very expensive, so look before you buy. I have often wondered how this foam does in preventing water getting into the home through the vinyl siding. As we all know, vinyl siding can and does come off in high winds. Once it is gone, gaps in the foam insulation will allow any wind-driven rain into the walls.”

7. Cabinetry

Cabinets have a huge impact on a home. You may never realize just how much you use cabinets until one gets broken so they are certainly smart upgrades for your new manufactured home.

Generally, low and mid-range homes have smaller MDF cabinetry with either a ‘real wood’ paper veneer glued to it or it will be wrapped in vinyl.

n many cases, these cabinets don’t even have their own bottom shelf, you only see the room’s vinyl flooring when you open the door.

Cheap knobs and exposed hinges are also common with cheaper cabinets.

Solid Wood

Cabinetry made from solid wood is not cheap or lightweight so it is an expensive upgrade for your new manufactured home but it can be a great investment.

Upgrading to real wood cabinets in industry standard sizes (36″ for floor and 31″ for upper) can greatly increase the home’s resell potential.

Steve warns, “One thing to note, even top end homes often use the cheaper cabinet materials inside and out. They may look fancier and may be taller and have the crown molding and raised panels, but inside they still use the cheaper vinyl wrapped or even exposed unwrapped particle board shelving. Schult is an example of that. Upgraded cabinets are offered by many factories. You can ask to find out.”

 

8. Flooring

Sub-flooring, or decking, is a common complaint among manufactured homeowners. The low and mid-range homes will usually use 5/8″ particle board for the home’s sub-floor. Particle board does not hold up to water at all. Even a small leak can swell the floor up and require a full replacement.

More smart upgrades for your new manufactured home is upgrading the decking to at least 5/8″ plywood or to the newer materials called Novadeck or Cresdeck.

In addition to particle board decking, low-quality carpet is used in all three quality levels of manufactured home models.

Carpet quality is measured by weight per square foot. Low-quality carpet will be around 15 ounces or less. Ideally, you will want at least 19 ounces. If you want durable and comfortable you will need to upgrade to a higher quality carpet than what most builders offer standard.

Is Installing Vinyl Tile in Manufactured Homes Smart? 

 

 

9. Sinks, Showers, and Tubs

Another area you need to consider upgrading is the quality of the sinks, showers, and tubs in your new manufactured home.

Steve gave us a few tips, “Plastic vanity sinks have good durability but they do stain and discolor easily. Upgrade to ceramic if you can. Standard tubs are often made of thin plastic so upgrading to fiberglass is a good idea. Showers can now be one piece fiberglass, two-piece plastic, or have a plastic or fiberglass floor with a tile surround. ”

 

Read More: See the entire 2015 Fleetwood Homes Options Book here. 

10. Exterior Sheathing and/or Belly Wrap

Giving your home extra durability and stability, by adding another layer to its structure is a smart move. You want sheathe between your insulation and siding. No vinyl siding screwed directly into the home’s studs. Ever.

The belly wrap is pretty important since it protects you from so much. If the option is available, insist on thicker material.

10 smart upgrades to make when shopping for a new manufactured home

This is by no means a complete list of smart upgrades to make when buying a new manufactured home or exactly what to look for when purchasing a new home but it should help a bit.

Focus your upgrades on construction more than aesthetics.

Did you order a manufactured home with upgrades? Tell us about your experience below!

 

Thank you for reading Mobile and Manufactured Home Living!

 

 

We couldn’t have created this article without help from Steve Lancaster, our favorite mobile home expert. He founded the popular Facebook group, Manufactured Housing and Mobile Homes, and posts helpful ideas and examples of great homes on a near-daily basis. His passion and knowledge of mobile and manufactured homes are impressive and we are very thankful to have him help us list these 10 smart upgrades for new manufactured homes. 

Moving into your new mobile home doesn’t have to be stressful. These tips will help you organize your stuff, pack it easily and efficiently, and make the first night in your new home easier.

Of course, it’s best to make preparations beforehand because moving into your new mobile home could take weeks or even months depending on the situation.

These tips for moving into your new mobile home will help!

Find a Mover

Careful planning and organization are necessary before you start the move. First on the agenda is to find a reputable moving company. Inform the company about the type of your home, although that won’t make too much of a difference during the move. Make a checklist of all the items you need to move in order of importance. The list shouldn’t contain personal documents or memorabilia you especially care about. You need to move those personally.

The most important issue to resolve with the movers is the insurance in case something gets lost or broken. After that’s been taken care of start talking about schedules.

 

Time to Purge

Get rid of all the unused and unnecessary items from your home. Not only will you de-clutter but you will also have less stuff to pack, drag across town, unload and organize. Have no mercy with unwanted items such as that Halloween costume you wore once in your life? Donate it. Or that vintage chair you tried to unsuccessfully modernize? Throw it away. This preliminary purge will tremendously affect the whole packing process.

 

Sort Things by Category

This is the step you cannot skip if you want a smooth move into your new mobile home.

First, start by organizing your boxes according to the room they’re in. Then organize the content of those boxes according to specific criteria. For example, differentiate between winter clothes and summer clothes, pajamas, and lingerie, books and photos, shoes, bags, etc.

Label each box and load them into the moving truck according to the room they’re supposed to go.

 

Load heavy furniture first

Ask the most organized friend for help when it comes to loading the moving truck, preferably one who loves solving puzzles!

Load your heavy furniture first, like sofas, beds, and sectionals. Then finish with lighter items, chairs and coffee tables. Don’t be afraid to flip things over, either — couches actually transport well on their sides and subsequently save a lot of space.

 

Pack Decorative Art Early

Make sure to pack all your art and decorative items several weeks prior to the move. This is important because these pieces can be some of the trickiest not to damage bearing in mind how fragile they are. So, it’s crucial to allow yourself the extra time properly cushion them. Sure, your empty walls will frustrate you, but when you’re running around the house days before the move, you’ll sure be glad your mother-in-law’s lamp is already protected in bubble wrap or blankets.

Related: Mobile Home Art

 

 

Pack an Overnight Bag

Chances are you won’t get everything unpacked in one day, so make sure you have a separate bag packed with whatever will make you feel relaxed and ready for the first night in your new mobile home. For example, some clothes, your toiletries, and your laptop can go a long way in making you feel at home.

Moving, in general, takes careful preparation and planning. Make sure to do all of this way before the move and save yourself additional expense and stress.

While moving into your new mobile home can be stressful, getting to decorate your new mobile home will be exciting. If you are moving into a new mobile home rental these ideas can help you decorate your home. 

Thank you for reading Mobile Home Living!

Mobile home myths, misinformation, and stereotypes have robbed many people of the opportunity to live in more affordable housing.

They Don’t Know What They Don’t Know about Mobile Homes

People don’t know what they don’t know about manufactured homes. Last they probably heard were these homes are dangerous death traps and only poor people and dirty transients live in them.

They don’t know that federal regulation enacted in 1976 made the homes much safer and more equal to site-built home construction.

They don’t know that the homes can withstand winds over 110mph or that each home is built specifically for the region of the country it will be installed. Homes in the north can withstand greater snow loads and homes built for the southern US can withstand greater winds.

They don’t know that manufactured homes are less prone to fires or that fire destroys far less manufactured homes than site-built homes (source).

 

 

Those of us with a platform need to speak out against mobile home myths and misinformation because every family deserves to know the truth.

They all deserve to know that they can live stylishly and comfortably with less financial stress. They deserve to know that they can live debt free and be happy in a smaller or more reasonably priced home.

It’s important to me to set the record the straight about our homes. Not only for all of us that already own manufactured homes but for those that could really benefit if they gave factory-built housing another look without the burden of misinformation.

The Most Common Mobile Home Myths 

The following mobile home myths are the most common. Luckily, it doesn’t take much to prove that each and every one of them is just plain wrong.

Myth #1: Only Poor People Live in Mobile Homes

The most common mobile home myth is that only poor people live in them.

If living in a home like the one below is considered being poor then I don’t ever need to be rich! Or even middle class.

I’ll be happily poor for the rest of my life!

 

 

Yes, there are poor people living in mobile homes.

There are poor people living in apartments and traditional homes, too.

 

Truth be known about it, there are poor people living in McMansions and oceanfront condos.

Read our top 30 tips for buying a manufactured home here. 

Myth #2: Manufactured Homes Are Not Made To Last

This popular myth is purely based on a misunderstanding about home construction and the manufactured home industry, in general. People believe that all materials used to construct a manufactured home are substandard and that simply isn’t true.

 

The truth is that you get what you pay for in manufactured housing and that is the beauty of it!

 

Some manufactured home models are extremely affordable. You can buy a standard model double wide for less than $50,000! Those homes will have cheaper materials and there will be staples instead of screws, but, again, that is the beauty of manufactured homes.

Most families don’t need 2″ x 8″ framing and steep roof pitches. They don’t need the stainless steel appliances or farm sinks or jacuzzi tubs. They just need a home that keeps their family safe and warm at a price that won’t have them working 3 jobs until their 80.

 

Some families opt to go with the higher end models and that’s awesome, too. If you pay $110,000 for a manufactured home I can assure you that the construction methods and materials used will be equal to or better than any site-built home of comparable size and cost. The studs will be larger, the roof pitches higher, the carpet plusher, and the countertops shinier.

Learn what you need to know before you buy a mobile home here. 

Myth #3: You Can’t Build Equity in a Manufactured Home

One of the greatest things about owning your own home is the equity that you build as time goes on. Thankfully, the myth you can’t build that long term equity in a manufactured home isn’t true.

 

The trick to earning equity in these types of homes is to make sure that it is placed on a permanent foundation and is set up on land that you own. If it is, then the original structure and the land it sits on can build equity just like a stick built home. Of course, location, demand, condition, and other relevant factors will dictate the value gained on the property.

I wrote a whole article called Buying a Mobile Home: They CAN and Do Appreciate a few years ago. Click here to read it. 

Myth #4: No One Will Finance or Insure a Manufactured Home

Admittedly, there are some issues when it comes to financing and insuring older mobile homes. New manufactured homes aren’t nearly as difficult to finance and insure, though. Learn all about insuring a mobile home here. 

If you walk into a dealership tomorrow with a decent credit score, good job history, and own the land you’ll be placing the home on, you can get a fair loan offer on a brand new manufactured home. There are land and home package deals that have decent rates. Naturally, like any product financing or credit lending situation, there are companies that will take advantage and salespeople that will push for a sale. Research and education are the keys to finding the best financing offers and ensuring you don’t fall prey to unfair practices.

Learn the 9 easy steps to buying a new manufactured home here. 

Naturally, like any product financing or credit lending situation, there are companies that will take advantage and salespeople that will push for a sale. Research and education are the keys to finding the best financing offers and ensuring you don’t fall prey to unfair practices.

Some home dealers have special lenders to help people with less-than-perfect credit histories find the funding to buy the home of their dreams.  If a mortgage isn’t possible, personal property loans can help. Here are 3 financing options for manufactured homes. 

Let’s End Mobile Home Myths Once and for All!

I hope this has helped to shed some light on the most common mobile home myths.

Thanks for reading Mobile Home Living!

Manufactured home HUD tags and data plates are needlessly confusing and hard to understand. There are several words used to describe each thing and the words used doesn’t necessarily make much sense.

Add a serial number and a certification number into the mix and you have an even more confusing mess.  Hopefully, this article will explain everything in simple terms.

 

Manufactured Home HUD Tags and Other Nonsense

In the manufactured home world, manufactured home HUD tags and Data Plates are confusing because a plate is not a plate and a tag really isn’t technically a tag:

A certificate is not the same as a plate or a manufactured home HUD tag, but it is displayed on a tag, and a tag is different from a data plate but has the same information as a certificate.

Understand?  Me, either! 

 

To simplify it all, remember that there are only 2 main labels attached to a factory-built home: a manufactured home HUD tag and a Data Plate.

In addition to the two labels, there are 2 main numbers used in the manufactured home industry: a serial number and a certification number. The certification number is stamped onto the HUD tag. The serial number is not.

Manufactured Home HUD Tags 101

A manufactured home HUD tag is a metal plate that is riveted onto the exterior of the home. It has a certification label number stamped into it.

Manufactured home HUD tags are also called construction code labels, certification labels, and HUD labels. 

There should be a red metal tag with silver text riveted to the rear exterior of each section of every manufactured home built since 1976.

This metal tag has 3 letters and 6 numbers stamped into it. It gets confusing because there are several terms used when referring to this metal tag. They come from the fact that the certification number is stamped onto the HUD tag or HUD label.

Here are a few of the different names I’ve seen used for this metal tag:

• The HUD Tag
• The HUD Construction Code Label
• The HUD Certification Label
• The HUD Label

 

 

If that’s not confusing enough, the HUD website plainly states that the metal must be red with silver lettering.  So, why are there black labels and silver labels?

The best explanation I could find is that the red paint sometimes chips off and the different color is simply based on whatever kind of metal the factory used to make the tag.

 

What Information is Displayed on Manufactured Home HUD Tags? 

Manufactured Home HUD Tags, as I will call them, are the metal plaques attached to the exterior of your home that is 2″ wide and 4″ long.

One resource I found states the tag must be placed one foot above the bottom and one foot from the edge of the back of each section of a manufactured home.

 

 

Manufactured home HUD tags have the same paragraph on every manufactured home in the US:

The manufacturer certifies to the best of the manufacturer’s knowledge and belief that this manufactured home has been inspected in accordance with the requirements of Department of Housing and Urban Development and is constructed in conformance with the federal manufactured home construction and safety standards in effect on the date of manufacture. See data plate.

 

Within the first sentence of that metal tag, there are 3 letters, a dash, and then 6 numbers. These are different for every manufactured home in the country. The number and letter sequence is the certification label number (if I’m understanding this correctly).

This means that the home was inspected in the factory before it left and met all the requirements set by HUD in the Federal Manufactured Home Construction and Safety Standards law.

Per HUD’s online portal, the first three letters mean:

The label number shall be etched or stamped with a 3 letter designation which identifies the production inspection primary inspection agency and which the Secretary shall assign.

 

What exactly does “the production inspection primary inspection agency’ mean?

It’s the third party inspection agency that inspected the home at the factory.

The 6 digit number is simply stamped sequentially by the label maker and used as an identifier for the home.

 

The 3 Levels of Manufactured Homes Quality and Price

 

Manufactured Home Data Plates 101

A manufactured home Data Plate isn’t a plate, it’s a sheet of paper inside your kitchen cabinet or bedroom closet. 

What is a Data Plate? 

A Data Plate is a very important white paper that has a bunch of really important information and a simple line map of the United States on it.

The paper is usually 8.5″ x 11″ and looks like this:

 

 

The Data Plate will include the following information: 

• Manufacturer, or builders, name, and address.

• Date the home was built.

• Serial number

• Model number

• Code Certification – Identifies the Federal HUD Manufactured Housing Code in effect at time of construction (Source)

• Roof loads, floor Loads, wind loads (this is vital information because manufactured homes must be built to withstand certain wind speeds based on the region of the country it was intended to be installed)

• Equipment installed into the home (brands, models)

• The third party inspection agency that inspected and labeled the home at the factory (inspectors cannot work for the builders)

• HUD Label Number: As mentioned above, the first 3 letters are the third party inspector that inspected, passed, and labeled the home at the factory. For example, GEO means it was inspected by Georgia and the label’s number will provide the exact factory information based on records. A few more examples:
  • HWC = Hilborn, Werner, Carter & Associates, Inc.
  • PFS = PFS Corporation
  • NTA = NTA, Inc.
  • RAD = RADCO
  • TRA = T. R. Arnold and Associates, Inc.
  • GEO = the state of Georgia
  • TEN = the state of Tennessee

Here’s how HUD explains all the information displayed on the Date Plate: 

(a) The name and address of the manufacturing plant in which the manufactured home was manufactured;

(b) The serial number and model designation of the unit, and the date the unit was manufactured;

(c) The statement: This manufactured home is designed to comply with the Federal Manufactured Home Construction and Safety Standards in force at the time of manufacture;

(d) A list of the certification label(s) number(s) that are affixed to each transportable manufactured section under §3280.8;

(e) A list of major factory-installed equipment, including the manufacturer’s name and the model designation of each appliance;

(f) Reference to the roof load zone and wind load zone for which the home is designed and duplicates of the maps as set forth in §3280.305(c).

This information may be combined with the heating/cooling certificate and insulation zone map required by §§3280.510 and 3280.511. The Wind Zone Map on the Data Plate shall also contain the statement:

This home has not been designed for the higher wind pressures and anchoring provisions required for ocean/coastal areas and should not be located within 1500′ of the coastline in Wind Zones II and III, unless the home and its anchoring and foundation system have been designed for the increased requirements specified for Exposure D in ANSI/ASCE 7–88.

(g) The statement::

This home has—has not—(appropriate blank to be checked by manufacturer) been equipped with storm shutters or other protective coverings for windows and exterior door openings. For homes designed to be located in Wind Zones II and III, which have not been provided with shutters or equivalent covering devices, it is strongly recommended that the home be made ready to be equipped with these devices in accordance with the method recommended in the manufacturers printed instructions.

(h) The statement::

‘‘Design Approval by’’, followed by the name of the agency that approved the design.

Where is the Data Plate Located? 

By federal law, all manufactured homes must have a data plate attached inside the home. It can be put in several different places:

•  inside of a cabinet door in the kitchen
• the back wall of the small bedroom closet or master bedroom closet
• inside your water heater closet
• on the inside of a bathroom cabinet door

*DATA PLATES SHOULD NEVER BE REMOVED *

 

If you replace your cabinets or plan to remove the wall that has the Data Plate you should carefully remove and attach the paper to a different area of the home (in another cabinet or closet, for example).

You should protect the Data Plate, by all means necessary. Losing it can keep you from financing, selling, improving, or repairing your home. Some professionals suggest adding a thick clear piece of laminate over it so that it cannot fall off or be destroyed.

Related: Is it a mobile home or a manufactured home? 

How to Get a New Data Plate or ‘Performance Verification Certificate’

If you are missing your data plate and need it to meet your state or local laws for property sells, improvements, etc. you will need to request and pay for a new one through the IBTS.

Institute for Building Technology and Safety

The IBTS, or Institute for Building Technology and Safety, is a long-term HUD subcontractor that handles all requests for missing manufactured home Data Plates. If you need a new Data Plate for a manufactured home you will submit the request directly to the IBTS, not HUD. Oh, you will also be paying the IBTS for the new data plate and it isn’t cheap. The basic certification is $50 and if you need it expedited you get to pay $100.

 

Related: Manufactured Home Inspection: Why, What, and How Much

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Manufactured Home Serial Numbers 101

We aren’t quite finished, yet! Your manufactured home has a serial number assigned to it and it’s important for many reasons.

Your serial number will be clearly displayed on your home’s Data Plate but it will also be stamped into the steel cross member that the hitch is attached to for each section of the home.

 

 

If your home is a double wide, it will have the same serial number but there will be an A used for one section and B for the other section.

In most states, the serial number and the VIN, or vehicle identification number will be the same thing.

What Does Each Digit Mean in the Serial Number? 

I get this question at least a few times every month. Fortunately, Mcgarry and Madsen designed a handy image that explains each digit in a manufactured home serial number:

 

 

• The first three digits represent the factory where that home was built.
• After the three digits, there are two letters that represent the state where the home was built.
• After the state abbreviation, you have the six digits that represent the manufactured home’s serial number.
• Finally, you have the A or B (or maybe C if it’s a triple wide) that represents each section of the home. Single wides would have only an A.

 

Other Resources and Helpful Information

I had to do a lot of research for this article and I probably still got a few things wrong. The following websites and PDF’s were used during my research. If you want to learn more about the HUD laws, tags, Data Plates, and serial numbers you will want to visit the following links:

This PDF from the NC state agency was most helpful. It’s written in an easy-to-read manner and has great photos (many of which I’ve used in this article).

Of course, HUD is an invaluable resource for anything about manufactured homes. This page was very helpful during my research. 

McGarry and Madsen is a manufactured home inspection company based in Florida. They have a blog that I find myself checking constantly. Their knowledge is invaluable and I used a couple images found on their site.

Thank you so much for reading Mobile and Manufactured Home Living!

Anyone in the process of buying or selling a manufactured home needs to invest in a manufactured home inspection. Admittedly, home buyers will likely get the most benefit from an inspection, but they can be just as beneficial to a seller.

In this article, we are going to cover the basics of a manufactured home inspection. Why you need one, what you can expect to learn from an inspection, how to find a knowledgeable manufactured home inspector, and what you can expect to pay for the service.

 

Why Do I Need an Inspection? 

To put it bluntly, you need to get an inspection on every home you intend to buy to protect yourself and your investment.

Manufactured homes are constructed differently than a site-built home. These differences can create unique issues that a typical homeowner wouldn’t know. For example, in some manufactured homes, the floors may hang out beyond the width of the home’s I-beams. If steel outriggers aren’t attached to the I-beams to support the weight of the extended floors, then the walls may separate from the roof. This separation is called crowning, and it is not easy to repair. You would not want to buy a home with this issue.

An inspector would find issues under the home such as this pier failure:

Home inspections protect all parties.

If you are buying a home, an inspection is an investment that can save you hundreds, if not thousands, of dollars. In addition to saving money, hiring an inspector can save you a lot of time and headache in the future. Inspectors have tools such as moisture readers that can give you information not available with the naked eye. These tools, combined with a licensed inspector’s knowledge, are invaluable to a home buyer.

If you are selling a home, hiring an inspector to look over the home before you put it on the market can help you find and make repairs. Having these repairs done before a buyer enters the equation can help sell a home faster and possibly at a higher price.

 

A manufactured home inspection would see that the belly wrap was ripped and the insulation was loose. Belly wraps are vital to a healthy manufactured home.

 

Inspections also protect banks, real estate agents, and even insurance companies. In many situations, an inspection is needed before a bank or lending institution will provide a loan. Some states require all home sells to have an inspection and an appraisal done on the property before the sale is complete.

In short, an inspection should be considered an absolute necessity for all parties involved in buying or selling a mobile or manufactured home.

 

 

What Exactly is a Mobile Home Inspection? 

A manufactured home inspection is a complete inspection of the home, from the roof to the ground. There are specific areas that are thoroughly inspected such as roofs, plumbing, electricity, heating and cooling, and flooring.

A competent, licensed inspector for manufactured homes understands the unique issues of factory-built homes. This knowledge allows them to pinpoint current and future issues that may be unsafe, lower the value of the home, or be too expensive to repair.

In the InterNACHI forum, a manufactured home inspector shared a list of the ten most important things in a manufactured home inspection:

1. Check the marriage line inside the home for alignment with the other half.
2. Check the pier spacing, condition, over extended jack heads, and wood pads with large cracks.
3. Check that utilities are supported and not resting on the ground.
4. Check that the moisture barrier is properly installed and is without any tears or sections missing.
5. Check for soft spots on particle board flooring throughout the home.
6. Check the water heater and the furnace area’s flooring as they get damaged easily.
7. Check for Modulux ceiling panels that are sagging (caused by broken 1″ x 2″ or 2″ x 2″ rafter).
8. Check to see if the roof structure is sagging.
9. Some homes have 4’ to 5’ outriggers causing outside edges to sag from the weight. Check for crowning.
10. Check for toilets that are loose at the plastic flange.
11. Squeaky floors caused by loose sub flooring, loose pier, or a loose lag at a joist frame connection.
12. Check for damaged or missing molding throughout home.

 

Manufactured Home Inspection Report Examples

When the inspector is finished, the potential buyer has evidence in both photo and written form that will help them make a more informed buying decision.

A report from an inspector should be thorough. Here are three different examples of a manufactured home inspection report.

Attention To Detail Home Inspections, LLC Sample Manufactured Home Inspection 

Alpha & Omega Home Inspections, LLC Manufactured Home Inspection Report

Home Inspection Services of Southwest Florida, LLC 

 

How to Find a Licensed Manufactured Home Inspector

Now that you understand how important a manufactured home inspection is, you will need to find a home inspector.

The home inspection industry is regulated in 39 states. The other 11 states don’t regulate home inspectors much at all. This failure to control the industry means anyone can claim they are a home inspector in some states. 

 

State Requirements for Home Inspectors

To protect yourself from fake home inspectors you will want to find out what the rules are in your state for home inspectors. Here are two resources that can help you determine if your state is one that regulates the industry:

American Home Inspectors Trailing Program State Requirements

National Home Inspector Examination State Requirements

 

 

For states that do not regulate home inspectors, you will want to stick with inspectors that are members of a professional association such as the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI). 

 

 ASHI

ASHI is the American Society of Home Inspectors, and they claim to be the nation’s leading non-profit professional association for independent home inspectors.

 

 

 

InterNACHI

InterNACHI is the world’s largest association of professional home and commercial property inspectors. As part of their membership requirements, InterNACHI inspectors have to complete dozens of inspection-related courses and pass hundreds of quizzes and exams.

 

You want an experienced, licensed, and knowledgeable inspector. While passing an exam is important, actual hands-on experience with manufactured homes is even more important. Also, the inspectors should have just a little respect for manufactured homes.

Just a little respect…

Respect for manufactured homes is another important element when choosing an inspector. Much like real estate agents, a lot of inspectors make fun of manufactured homes and the people living in them. This inspector’s forum is a prime example of the problem. Stay away from these inspectors. If they don’t respect the homes or the people, they don’t deserve the business.

 

 

How Much Does a Manufactured Home Inspection Cost? 

The average price for a home inspection in the US is around $300 per homeadvisor.com.

 

 

Most of the inspection sites I reviewed based their inspection rates on the size of the home. They charge a flat fee for a home up to a certain square footage and then charge extra for larger homes. They may have a service area and fuel surcharge, as well.

Mcgarryandmadsen.com is a popular home inspection blog. It is an invaluable resource for all homeowners, especially mobile homeowners.

They have a flat fee price of $325 for manufactured home inspections up to 1750 square foot of conditioned space in the Gainesville, FL area. Every 100 additional square feet is $10. They charge a $25-50 fee for inspections outside the immediate Gainesville area:

 

 

Many inspectors charge additional fees if they have to drive outside their service area, have to crawl under the home or have to inspect an older home as those usually take extra time. Barns and other buildings on the property will usually cost extra, too.

 

Summary

A home inspection can save you thousands of dollars! Manufactured home inspectors are trained to look for things such as roof leaks, pier damage, or moisture, and condensation issues are not easy to spot. Home inspections offer a wealth of knowledge about the home you are buying.

The bottom line is a manufactured home inspection is well worth the time and money.

 

Additional Resources: 

The US Government’s Publishing Office has tons of great resources about manufactured home regulations and HUD code free to download here.

The Manufactured Housing Institute is the top organization for the industry. They have an extensive listing of resources that are beneficial to manufactured homeowners or anyone interested in them. Click here.

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The Directory of Mobile Home Manuals

Thanks for reading Mobile and Manufactured Home Living!

Have you had an inspection done on a mobile or manufactured home? Tell us about it in the comments below!