Okay,
So we are looking at moving and building a new home. We are in the middle of purchasing land. The property can do manufactured, modular or stick.
So we have already built a house and I Will Tell You I will never do it again. I think factory construction and the precise and pure angles etc is the way to go.
So here is my issue. So if you build a manufactured house and upgrade everything to 2 x 6 exterior, 16″ on center, 2 x 4 interior 2×8 subflooring
upgraded to Wind Zone III, trailer hitch wheels removed and set as a permanent structure on n a permanent concrete foundation. Same siding,roofingm windows, energy star package, 2×6 Sidewall with R-19 Insulation
So what is the difference between this and stick-built or modular?
So besides the stigma and memories of old tin cans, I just don’t get it. The materials at the factory we are looking for is basically the same materials and constriction. The other thing I don’t get is the concern over the metal frame? Well, I’m not sure what I’m missing? Termites don’t eat metal and you cant pull a house with it so isn’t that a better more solid construction than a wood subframe set on the foundation?
So I’ve presented these same things to a few builders we know and they really have no real good responses to the above except that site build is better, then modular and manufactured is junk.
I don’t see it?
We are also told that it will not appreciate but that is not exactly true based on realtors, but they are kind of biased.
Thoughts? Proof? Why?
Replies
If you want a house that's very narrow and very low slung I guess there is no problem.
Do you want a 12' wide house with a 1/12 pitch that's less than 13.5' tall (including the trailer)?
If so how could you not build a level square and plumb 12x48 box on-site?
Modular homes are built with any width you like and can have pretty much any pitch you desire. Good ones look no different than any other house. Manufactured homes come in single wide, double wide and even triple wides so you can get one 42' if you like. They also come in various roof pitches but usually not very steep. They are built to a different standard than modulars.
Manufactured homes are usually built on a steel frame and wheels and are not the same as modular which are delivered on trucks and usually lifted into place. Good modulars look exactly like stick-built houses except they are built in factories. As long as the factory has a good reputation and uses good material it might save you time and it might save you money and you might get as good or better a house then a stick-built one. You would have to do your homework, talk to everyone involved, look at techniques and some finished houses.
Many banks won't lend money on manufactured houses and most of the appreciation is from land values going up, not the house itself. A friend had a fairly new doublewide on her property that she was selling. The realtor told her she would get more for the property if the doublewide were gone.
Manufactured homes are considered "trailers" that can be moved, therefore they do not have a deed, but a title. You cannot get normal home insurance for them. They do not appreciate, but depreciate, like a vehicle. Most have no attic space at all. The construction techniques are different because they have to withstand travel. They have all of the plumbing, insulation, etc encased in an underbelly. The hvac unit is very specific for the blower to fit in a "closet" or built in area. Your hvac runs under the house with floor vents. You cannot legally use a normal hot water heater. It must be HUD approved to be legal. The hot water heater is typically limited in size to meet HUD requirements. I don't think there are any heat pump hot water heaters that are HUD approved. Framing is typically glued, stapled and sometimes screwed. They attach everything with millions of staples. Height restrictions most likely have to do with the fact that it must travel down a road. So often the roof pitch and or wall height is limited. The air ducting is not balanced. You have a trunk per section which runs in a straight line. And each section is connected with a large insulated flexible duct. I also believe that you could not specify all of your modifications because it would greatly increase the weight of the section. There is a weight specification for that metal frame. Also it is common that your subfloor will be a particle board, that basically breaks apart if it ever gets wet. You would have to find a manufacturer that uses plywood or Advantech. I am not sure if any do. If your wall height is diminished, you will not be able to fit a standard 80" door. Though some manufacturers are offering this now. Your cabinets will be cheap builder grade particle board. I realize that some manufacturers are attempting to offer better options, but they are still not up to the quality you could build yourself. Also if you build yourself, you have options for your hvac system and hot water heater that you would not have with a manufactured home. Let's not forget that you cannot get homeowner's insurance. Instead it is a special policy that mostly protects you against major storms. And then there is the depreciation. If you are going to spend a hunk on a home, you want it to appreciate so that the value at least keeps up with inflation.
It sounds like you've done your research and have valid concerns. Here's a simple comparison:
Materials and Construction: Manufactured, modular, and stick-built homes all use similar materials. The main difference is where the construction takes place. Stick-built homes are constructed on-site, while manufactured and modular homes are built in a factory. The precision in factory construction can result in better quality and energy efficiency.
Design Flexibility: Stick-built homes offer the most design flexibility, while manufactured homes have the least. Modular homes are in between, as they are built in sections in a factory and then assembled on-site.
Transportation and Installation: Manufactured homes are built on a steel chassis and transported to the site, which can lead to the "tin can" stigma. However, once installed on a permanent foundation and upgraded as you've described, this shouldn't be an issue.
Appreciation: While it's true that manufactured homes generally appreciate less than stick-built homes, this is not always the case. The appreciation of a home depends on many factors, including location, maintenance, and market conditions.
Durability: Both metal and wood frames have their strengths. Metal frames are resistant to termites and can be more durable in certain conditions. However, they can be more susceptible to damage from extreme cold.
In the end, the best choice depends on your specific needs, budget, and preferences. It might be helpful to consult with an unbiased housing expert or architect to get a professional opinion.
It sounds like you've done a thorough analysis of the options available for your new home and are seeking clarity on the differences between manufactured, modular, and stick-built construction. Your points about the benefits of factory construction, such as precision, efficiency, and use of high-quality materials, are certainly valid.
Manufactured homes are built entirely in a factory, often on a steel chassis, and transported to the site. They are subject to HUD code standards, ensuring quality and safety. Upgrading to 2x6 exterior walls and other enhancements can significantly improve their durability and energy efficiency, making them comparable to stick-built homes in many aspects.
Modular homes are also factory-built but in sections or modules that are transported to the site and assembled on a permanent foundation. They typically adhere to local building codes, just like stick-built homes, and offer similar customization options.
Stick-built homes are constructed on-site, piece by piece, using traditional building methods. While this allows for more flexibility in design and customization, it can also lead to inconsistencies in quality and construction time.
The concern over the metal frame in manufactured homes is understandable, but advancements in technology have made these structures quite resilient. As you mentioned, metal frames are impervious to termites and can provide a sturdy foundation when set on a permanent concrete foundation.
The stigma surrounding manufactured homes often stems from outdated perceptions and stereotypes. With modern manufacturing techniques and quality control measures, manufactured homes can offer the same level of comfort, durability, and aesthetic appeal as stick-built or modular homes.
Regarding appreciation, the value of a home is influenced by various factors, including location, market conditions, and upkeep. While some may argue that manufactured homes appreciate less than stick-built homes, others, including real estate professionals, suggest that this perception is changing as more people recognize the value and quality of manufactured housing.
each construction method has its pros and cons, and the best choice depends on your priorities, budget, and preferences. Your research and thoughtful consideration of the options available are commendable, and consulting with experts in the field can provide further insight into making the right decision for your new home.
The main differences between manufactured, modular, and stick-built homes lie in construction methods and perception. Manufactured homes are built in a factory, modular homes are also factory-built but assembled on-site, while stick-built homes are built entirely on-site. Materials and quality can be comparable, but stigma and resale value perceptions vary. Ultimately, the choice depends on preferences, cost, and local regulations.
It's definitely worthwhile considering a modular home. We have a modular home factory nearby, Westchester Modular, that builds some very nice houses. The main advantage of a modular can be the speed with which the home can be occupied, so the interest on a construction loan, assuming you would need one, would be minimized.
I would suggest visiting a nearby modular home factory and seeing for yourself. If there is not a factory in the vicinity of your property, that may be a deciding factor, as the increased shipping cost may cancel out any cost benefits.
Good luck with the new home!!!
Realizing that the OP did this query 4 years ago. Here’s something else to consider. The County next to us banned trailers (manufactured homes). Citizens can build either on site or modular. Trailers rarely if ever appreciate; however, the land they sit on can skyrocket. There used to be a company in that County that built absolutely beautiful modular homes. Most of them would have a full basement and two stories above it. Once connected and the roof put on, you couldn’t tell it wasn’t site built.
What I’ve learned in recent years is the tradesmen for site built homes can be wonderfully experienced or not. More often not. If we ever planned on moving to a piece of property with no home, I would go with modular. The Japanese have been building with modular systems for decades and it seems to work well for them.
You're right, there are a lot of misconceptions about manufactured homes these days. Let's break down the differences between manufactured, modular, and stick-built homes, addressing your specific points:
Construction:
Manufactured Homes: Built entirely in a factory to federal building codes (HUD code). They are designed to be mobile and placed on temporary foundations. Upgrading materials like you mentioned helps, but the core structure and foundation remain different.
Modular Homes: Built in sections in a controlled factory environment (similar to manufactured homes) but to local building codes. Sections are then transported and assembled on-site on a permanent foundation. They offer more customization and are treated like site-built homes for financing and resale.
Stick-Built Homes: Constructed entirely on-site from the ground up, following local building codes. This allows for the most flexibility in design and materials.
In your scenario:
Upgrading a manufactured home with better materials and a permanent foundation definitely improves its quality and resale value compared to a standard manufactured home. However, there are still some key differences:
Foundation: A true stick-built home and modular home have a permanent foundation specifically engineered for the home and local soil conditions. Upgrading a manufactured home's foundation might not replicate this level of structural integrity.
Appraisal: While some upgraded manufactured homes see appreciation, it's generally less than stick-built or modular homes. Appraisers consider factors like construction type, foundation type, and local market perception.
Addressing Your Points:
Metal Frame: You're right; termites won't eat metal, but proper ventilation and moisture control are still crucial to prevent mold and rot in the wall cavities, regardless of frame material.
Resale Stigma: There can still be a perception of lower quality with manufactured homes, even with upgrades. However, this is changing as manufacturing techniques improve.
Here's what to consider:
Talk to an objective appraiser: Get an idea of the resale value difference between a high-quality manufactured home and a stick-built home in your area.
Research local regulations: Some areas might have restrictions on manufactured homes.
Ultimately, the choice is yours. If you find a well-built manufactured home on a permanent foundation that meets your needs and budget, it could be a good option. However, if resale value and complete customization are priorities, a modular or stick-built home might be a better fit.