Manufactured Housing and Standards
The term "manufactured home" was
adopted in 1980 by the the United States Congress to describe a type of
house that is constructed in a factory to comply with a building code
developed by the Department of Housing and Urban Development (HUD). In the
past, manufactured homes were called "mobile homes," a term that
many people still use. However, "mobile" is no longer an accurate
name because fewer than five percent of such homes are ever moved off the
owner's original site.
WARRANTIES & OTHER PROTECTIONS FOR
THE HOME PURCHASER
Federal standards and written warranties protect
buyers of manufactured homes. Every manufactured home now offered for sale
has a small red and silver seal that certifies that the home has been
inspected during construction and meets federal home construction and safety
standards. These standards were developed to assure a suitable level of
performance in every manufactured home constructed in the U.S. Such
standards, together with the manufacturers' warranties, serve to protect you
-- the home buyer.
FEDERAL CONSTRUCTION AND SAFETY
STANDARDS
Since mid-1976, all manufactured homes have been
constructed to meet the federal building standards adopted and administered
by the U.S. Department of Housing and Urban Development. This national code
is called the National Manufactured Home Construction and Safety Standards.
The code regulates manufactured home design and construction, strength and
durability, fire resistance, and energy efficiency. It also prescribes the
performance standards for the heating, plumbing, air conditioning, thermal,
and electrical systems. The National Manufactured Housing Construction and
Safety Standards Act also requires that you receive a home owner's manual
when you buy your home. This manual will explain, among other things, what
to do if something goes wrong with your home. Some of the important subjects
covered in the home owner's manual include general maintenance, safety
(including a fire safety checklist), and state agencies involved in
enforcing the federal manufactured home standards.
THE MANUFACTURER'S WARRANTY
Warranties vary among different manufacturers.
Ask to see the warranties on the manufactured homes that interest you and
compare them before you buy. All retailers are required to have copies of
the manufacturers' warranties that are offered on the homes they sell, and
they will make them available to you if you ask to see them. By reading the
warranty before you buy your home, you can make sure the home you buy is
covered by the kind of warranty protection you want.
When you buy your manufactured home, you will
receive the manufacturer's written warranty from your retailer. The
manufacturer's written warranty usually covers substantial defects in
workmanship in the structure; factory-installed plumbing, heating, and
electrical systems and factory-installed appliances (these also may be
covered by appliance warranties). It is important to understand that the
manufacturer's warranty will not provide coverage for problems resulting
from lack of proper installation or maintenance, accidents, owner's
negligence or unauthorized repairs. Therefore, to make sure that your home's
warranty will be honored carefully follow the manufacturer's instructions
for installing, maintaining, and repairing your home. In many cases, the
retailer will perform service under the manufacturer's warranty. However, it
is the manufacturer who has the final responsibility. Be aware that if the
retailer must order parts from the manufacturer to make a warranty repair,
shipping and delivery of those parts may affect the amount of time it takes
to get service. Before you buy your manufactured home, ask to see the
written warranties offered on the homes the retailer sells. Manufacturers
warranties cover many, but not all, types of potential problems.
The answers to the following questions should help you get the kind of warranty protection you want:
- What warranties come with the manufactured home? You may get warranties from the home manufacturer, the retailer, the transporter, the installer, and the appliance manufacturers.
- What exactly does each of these warranties cover? What do they not cover?
- Do the manufacturer's or retailer's written warranties on the home cover transportation and installation? If not, are installation and transportation covered by separate written warranties?
- How long do the warranties last?
- How do you get warranty service?
- Who will provide service under the warranties?
- Where will the warranty service be performed?
Consider these important questions about
warranty coverage before you decide which home to buy. Implied warranties
are unspoken, unwritten promises created by state law. Ask to see all
warranties in writing. Make sure you understand who offers the warranty, who
performs the service, and what is and is not covered before selecting and
buying your manufactured home. In addition to any written warranty offered
by the manufacturer, you may have certain "implied warranties"
when you buy a manufactured home. An implied warranty is an unspoken,
unwritten promise that a product is fit to be sold and used for its intended
purposes--for example, that a manufactured home is fit to be sold and lived
in. These implied warranties protect you even if no written warranty is
offered by the manufacturer or retailer. Most states allow sales that
exclude implied warranties ("as is" sales). However, some states
do not permit a seller to exclude or limit implied warranties. Contact your
state or local consumer protection office to ask about implied warranty
protections in your state. When buying a manufactured house, especially a
used one, make sure you know whether it is being sold "as is" --
with no implied or written warranty.
THE RETAILER'S WARRANTY
A retailer may offer a written warranty on a
home. Written warranties are not alike. But, typically, the retailer's
warranty will tell you the terms of the warranty, what you must do to keep
the warranty in effect, what you can reasonably expect from the retailer,
and that the home has been installed according to manufacturer
specifications and local regulations. The warranty also will guarantee that
the home has a HUD inspection seal and that optional appliances and
equipment have been properly installed. Remember, ask to see the retailer's
warranty before buying to check on what it does and does not cover. You
should know that a retailer's warranty will not provide coverage for
problems that arise from owner's negligence,failure to provide proper notice
for service, and unauthorized repairs.
APPLIANCE WARRANTIES
The appliances in your home also will be covered
by warranties. In many cases, these warranties, along with use and care
manuals, are provided by the individual appliance manufacturers. In
addition, some states require that the home manufacturer's warranty cover
the appliances that come with your home. Read the appliance warranties and
note the duration and terms. In addition, check instructions in the warranty
about how to get service. In most cases, the quickest service can be
obtained from the appliance manufacturer's authorized service centers. Check
the use and care information on the appliance warranties for a list of such
service centers or service agents. However, if warranty service is not
available from the appliance manufacturer or its servicer, contact your
retailer for assistance. The home manufacturer's warranty, if any, may
provide warranty service for your problem. The retailer may offer a written
warranty, but not everything will be covered.
PLACEMENT & SELECTION OF YOUR
MANUFACTURED HOME
Manufactured homes offer a wide variety of
styles and prices. There is a manufactured home to fit almost every
pocketbook. Some models are designed for those whose budget limits them to a
lower-cost home. Other models have such higher-priced features as cathedral
ceilings, formal dining rooms, and woodburning fireplaces. The home can be a
single-section unit or a larger multi-section unit. Multi-section homes come
from the factory in two or more parts that are joined at the site. A
single-section home comes from the factory as one complete unit. With more
than 150 companies building manufactured homes in more than 400 factories,
and with manufactured home sales centers located throughout the United
States, you have an opportunity to choose from a wide variety of home
styles.
PLACING YOUR MANUFACTURED HOME
Before you select and buy your home, you should
decide where it will be located. There are three basic options you can
consider. First, you could plan to place your manufactured home on land you
own or intend to buy. If you choose this option, you must consider zoning
laws, restrictive covenants, and hookup regulations. Such restrictions may
prevent you from placing a manufactured home on a particular piece of land.
Second, you could plan to place your manufactured home on a leased homesite
in a manufactured housing development, in which case the company managing
the development will normally take care of these considerations. Third, you
could decide to buy a home already on a homesite in a planned community.
Then, of course, you would not be faced with the typical placement concerns.
PLACING YOUR HOME ON YOUR OWN LAND
If you own or plan to buy land for your
manufactured home, there are several matters you should consider. Zoning- in
cities and suburban areas, and in some semirural areas, you may face zoning
requirements that must be met. In certain areas, there may be a prohibition
against manufactured homes, or certain requirements regarding their size and
exterior appearance. You can find out if there are any restrictions or
requirements by contacting the local community's planning and land use
department. Consult your local telephone directory for the office nearest
you. Restrictive Covenants- limitations in property deeds that control how
you can use the land. These may include a requirement that homes be a
certain size or a prohibition that lands not be used for certain purposes.
The title search, conducted when you buy the land may reveal information
about such restrictions. Sometimes, however, the restrictions are described
in ways that are difficult to understand. You may want to check with an
experienced real estate attorney to see if there are any restrictive
covenants that would keep you from placing your home on the land you are
considering. Utilities- although a manufactured home comes complete with
plumbing, electrical, and heating systems, it must, like all homes, be
connected to electrical, water, and sewerage facilities. If your site is in
a well-developed area, all necessary utilities may be available, subject to
connection charges. Find out exactly what utilities are available and how
much it will cost to connect your home to all utility sources. Contact your
local public utilities division for information about utility services in
your area. Make sure the the applicable zoninglaws and the deed on your land
will allow a manufactured home to be placed there.
There are a number of important questions to
consider when placing your manufactured home in a rental community.
- Electrical Facilities. Electricity is usually available in all areas. But if the area where you plan to live does not have ready access to electric power, connection could be quite expensive. Check with the local power company to find out whether electricity is readily accessible.
- Water Facilities. In many locations, there may not be local government-supplied water lines. If there is no water, you may have to drill a well. Do not assume that all drilling will provide water. Check with a local well-drilling company about costs and whether success is guaranteed. Also, check with local health authorities to make certain there are no problems with the quality of the water in the area.
- Sewerage Facilities. Many areas still rely on septic tank systems instead of a city or county sanitary sewerage system. If you cannot connect your home to a sewerage system, you must check with local authorities about installing a septic tank. Properly installed septic systems can work quite well. But sometimes they cannot be used. For example, where the soft is not able to absorb the discharged waste. For more information, contact the local health department or the office responsible for granting building permits.
PLACING YOUR HOME IN A RENTAL COMMUNITY
You may want to place your home on a leased site
in a community especially planned for manufactured housing. Placing your
home in such a community usually involves fewer practical problems. If you
are interested in a rental community, visit the ones in the area where you
wish to live. In addition, some manufactured home retailers may operate
their own rental communities, so you may wish to ask the retailer for
information and advice about them. Find out what each community offers and
the differences among them, including the financial aspects, such as rental
and installation costs and any miscellaneous service charges. There also are
several questions you will want to ask before deciding upon a particular
rental community.
- Is a written lease required and, if so, for how long?
- What are the charges for utility connections or other services?
- Do the community's rules require that it be responsible for installing your home, or can you let your retailer do the job?
- What charges will be made for installation? Who will be responsible for ground maintenance, snow removal, refuse collection, street maintenance, and mail?
- What are the community's rules and regulations? For example, are pets prohibited? Can you accept and live with such rules?
- Are there any special requirements or restrictions when you sell your home?
- Are there any provisions to protect you if the owner of the manufactured home community where you lease your homesite sells the property for another purpose?
BUYING A MANUFACTURED HOME IN A PLANNED COMMUNITY
You may want to consider another alternative and
buy a home that already is located in a planned community. As with a rental
community, there are fewer practical problems involved because you do not
have to concern yourself about placement. Be sure to check into the costs,
services, and rules of any planned community before you buy. You should
consider the matters such as who is responsible for utility connections, if
there will be any restrictions on resale of your home, and whether you can
live with that community's rules.
CHOOSING A MANUFACTURED HOME
There are several matters you may want to
consider when choosing a home. How do I want my home to look? You may select
from a variety of exterior designs, depending upon your taste and your
budget. External siding options come in a variety of colors and materials
including metal, vinyl, wood, or hardboard. You also may select such outside
design features as a bay window, a gable front, or a pitched roof with
shingles. Awnings, enclosures around the crawl space, patio covers, decks,
and steps also are available. What size home and floor plan do I want or
need? Manufactured homes are available in a variety of floor plans that
include spacious living rooms, dining rooms, fully equipped kitchens, one or
more bedrooms, family rooms, and utility rooms. Depending upon your needs
and the size of your lot, you can choose a single-section home plan or a
larger multi-section design. Homes range in size from 400 to 2500 square
feet.
Check state laws- they may limit the movement of
your home after installation. If there is a chance that you might relocate
your home to another state, find out about state laws covering
transportation of manufactured homes. Some states, particularly eastern
states, have certain regulations, such as weight, size, or width
limitations, that may prevent you from moving your home. Before you
purchase, check with the appropriate authorities in the states through which
you may want to transport your home. If you do move your home you will be
faced with extra expenses. Besides transporting costs, which include
licensing fees to take your home through a state, you again will have the
cost of foundation construction, installation, and utility hookups.
What interior options and features are
available? Manufactured homes have many options and features for a variety
of floor plans. You also can choose color and quality options for carpets
and wall coverings and you can choose other features such as custom
cabinets, window designs, and wood-burning fireplaces. Some home models and
manufacturers offer more custom options than others. Ask your retailer what
options are offered on homes they sell.
What appliance packages are available? Most manufactured homes are sold with a refrigerator and range. But some appliance packages may include microwave oven, trash compactor, garbage disposal, washer/dryer, and built-in indoor grill. Central air conditioning also is an option. Be sure your energy package is designed for the climate zone where your home is located.
What energy-efficiency options are available? The National Manufactured Home Construction and Safety Standards require separate energy efficiency levels for the three different temperature zones of the United States. However, you may wish to increase your home's energy efficiency. There are a variety of optional energy packages available, such as increased insulation, double- and triple-glazed windows, sheathing products, self-storing storm windows, and "high-efficiency" water heaters, furnaces, refrigerators, and air conditioners. Ask your retailer about available energy-saving features and their costs. You especially should note the "heating certificate," which specifies the temperature zone for which the home is designed, and the "comfort cooling certificate," which specifies the appropriate central air conditioning system for the home. Both certificates are located on the inside of the home. You should not place your home in a climate zone for which it was not designed.
What written warranty coverage is offered on the
home, its transportation, and its installation on the homesite? Nearly all
manufacturers offer a written warranty on the home itself. There are,
however, important differences among warranties. For example, manufacturers'
warranties may exclude coverage of installation and transportation (although
reliable retailers or contractors usually offer written warranties on these
services). Although you may never need such warranty services, it is a good
idea to check the coverage of anywarranties that are offeredbefore you buy.
BUYING A MANUFACTURED HOME
Most likely you will buy your home from a retail
sales center, although today, in some states, you also could buy your
manufactured home from a real estate agent if the home is already located in
a community. Some retail sales centers are owned and operated by a home
manufacturing company, but most retail businesses are independently owned
and operated. They sell homes built by several manufacturers. You should.
use as much care in choosing your retailer as you do in choosing your home
and its features. This is because the retailer will help you choose your
home and, if you wish, custom order it from the factory. In addition, the
retailer usually will be the one responsible for having your home delivered
and installed. The retailer also may arrange for financing and insurance for
your home. Finally, after you move into your home, your retailer often will
be the person you contact for warranty service.
One of the best ways to find a reputable retailer is to talk with friends who live in manufactured homes and get their recommendations. You also might ask them to recommend a home manufacturer. You may wish to contact your local Better Business Bureau to find out if a particular retailer or manufacturer has a record of unsettled or unresolved complaints on file. You also may wish to contact your state manufactured home association and request the names and addresses of manufacturers or retailers in your area.Compare warranties offered by various manufacturers and retailers.
SITE PREPARATION, TRANSPORTATION & HOME INSTALLATION
Proper site preparation and installation are
necessary for comfort, durability, and correct functioning of your home.
Make sure the transporting company warrants its services in writing. Before
your home is installed, you must ensure that the site has been prepared
properly. If you are placing your home on your own land, your retailer can
provide advice on how to prepare the site. If you will be living in a rental
community, the community manager will probably take care of site
preparation. Before signing your lease, ask about this and any other costs.
SITE PREPARATION
If you are having your home installed on your
own land, you are responsible for site preparation. However, it is a good
idea to ask your retailer (or whoever is going to install your home and
warrant the installation) to inspect the site prior to installation to make
sure that everything has been prepared properly. Here are some guidelines
that must be followed in preparing the site:
- The site must be accessible by the truck transporting your home.
- The site must be as level as possible.
- The precise site area must be cleared of trees, rocks, and any other surface debris.
- The soil must be graded and sloped for water runoff.
- The soil must be compacted so that the foundation will not sink or shift on loose earth fill.
Although you may be able to do some work
yourself, such as removing trees and shrubs, most site-preparation tasks,
such as grading and compacting the soil, require technical expertise. You
will need to contract for expert assistance to ensure that your home is
installed on firm land that adequately drains.
TRANSPORTING YOUR HOME
In most instances, your home will be transported
first from the factory to the retail sales center. At the center, your
retailer will use a checklist to make sure your home arrived undamaged, and
if any problem occurred while your home was being transported from the
factory, it will be repaired before delivery to your homesite. If any damage
occurs while the home is being transported to your site, the company
transporting your home is usually responsible. Therefore, you should check
for damage as soon as your home is delivered. If you find any damage,
contact the transporting company immediately. If you allow your home to be
transported by a company that does not provide a written transportation
warranty, it may be difficult to obtain free repairs, if any are necessary.
Therefore, before you purchase your home, make certain that the transporting
of your new home is protected by a written warranty.
INSTALLING YOUR HOME
After you have chosen the retailer and your
home, have complied with local building and zoning requirements, have
obtained state inspections when necessary, have properly prepared the site,
and have gotten good warranty protection on the home and its transportation
and installation, you are ready to have your home installed on a homesite.
This also requires careful attention.
Every manufacturer is required by the federal standards to provide instructions for installing your home. However, the actual installation typically is not within the manufacturer's control. Therefore, the installation of your manufactured home is not covered by the manufacturer's warranty. These cautions are not designed to worry you, but rather to alert you to the importance of installation. Hundreds of thousands of manufactured homes are installed on sites each year without major problems. You should not have problems if your home is installed by a reliable retailer or by a company that specializes in manufactured home installation. Check for damage as soon as you receive your home and report any problems to the retailer or transporter as soon as possible. The manufacturer's written warranty on the home usually will not cover problems that are caused by improper installation. Usually, the retailer will install your home or contract with a professional installation crew to do the work. In most cases, the price of your home will include the cost of installation by such qualified professionals. Be sure to check this with your retailer before you sign the sales contract. If installation is not included in the price, you may have to contract with a separate company to install your home. Ask your retailer for the names of such companies.
Clarify in writing what installation services are provided, who is providing them, and who warrants the work. The retailer should spell out in writing the full scope of installation services that are included in the price of your home. This should assure you that everything is covered and that there will be no misunderstandings about who is responsible for what. Regardless of whether the retailer or a separate company installs your home, you should follow several guidelines.
- Discuss with the contractor the steps involved in installation so you understand them.
- Have the contractor write these steps into the contract.
- Ask if there is a written warranty covering your home's installation. If not, then ask to have it put in writing.
By following these guidelines, you will know
exactly what you are paying for, how to check your home to see that the work
has been done properly and, equally important, what kind of warranty
protection covers each step. Installing your home involves six steps. The
price of your home usually includes all of these steps. Therefore, ask to
see an itemized list in writing before signing the contract to purchase your
home.
1.Transporting Your Home From the
Retailer's Sales Center to Your Homesite.
The manufacturer normally is responsible for
transporting the home from the factory to the retailer, and the retailer is
usually responsible for getting the home to your land. However, if the roads
are not adequate or there are obstacles that will make it difficult to get
the home to your site, your retailer may be unable to accept responsibility
for delivering your home. Be sure to check the route to your homesite for
such things as low-hanging tree limbs and loose rocks.
2. Constructing a Foundation for Home
Placement.
In addition to following the manufacturer's
instructions and complying with local law, find out if the institution
financing your home (or the rental community in which you place your home)
has foundation requirements. The Federal Housing Administration (FHA) and
Veterans Administration (VA) also have special foundation requirements.
Remind your retailer about the kind of financing you are using so that all
applicable foundation requirements will be met. If you place your home on
your own property, you have the option of choosing from a number of
different foundation types. Several types of foundations are available, from
concrete slabs to full basements. Remember, local codes reflecting the
different climates and soil conditions must be followed. A professional
installer will know which foundation codes are required by local law or what
is required by your financing institution.
3. Leveling Your Home.
It is essential that an experienced crew
installs your home to assure that it is leveled correctly. Leveling is one
of the most important steps in setting up your home. It must be done
according to the manufacturer's specifications. If your home is not level on
its foundation, the weight of the home will not be distributed evenly. Poor
leveling could result in such problems as doors that do not open and close
easily or floors or walls that buckle. If any of these problems do occur
because your home was not properly leveled, the manufacturer's warranty will
not cover the repairs. Remember, the manufacturer's warranty only covers
problems resulting from faulty construction. Insist on walking through the
home before the installation crew leaves to check for signs that your home
may not be level. Leveling is critical and must be performed by a
professional crew. Walk through your home before the installation crew
leaves to assure that the home is level. After installation has been
completed and you have checked out the installed home, it is very important
to periodically recheck the leveling of your home. This is important
because, over time, such things as foundation supports may settle unevenly
and create an un-level condition. Such conditions can, in extreme cases,
cause serious damage to the walls and floors. Normally, you should recheck
leveling about 60 to 90 days following installation and, perhaps, once a
year after that.
4. Securing Your Home to the Foundation.
It is not sufficient merely to place your home
on a properly constructed foundation. There are certain minimum requirements
that should be met. To ensure that your home does not shift and become
damaged, it must be anchored to the ground according to the manufacturer's
instructions or as required by local codes. Anchoring should prevent severe
winds from damaging your home. Although your home will come with
instructions for properly securing it to its foundation, anchoring is not a
do-it-yourself project. Talk with your retailer about anchoring, and be sure
that your home's installation includes this very necessary step. Anchoring
your home to the ground should be done by experts.
5. Finishing Your Home.
Once your home is secured to the foundation,
finishing work may be needed, such as an enclosure around the crawl space or
landscaping. If your home is a multi-section, finishing may include applying
molding and joining carpet on the interior or completing work on the
exterior siding.
6. Connecting Your Home to Utilities.
Installation services should include connecting
your home to the necessary water, electrical, gas, and sewerage lines. If
this is not included in your installation price, you will have to contract
for these services yourself. Your retailer can tell you how to make
arrangements for utility connections. Alternatively, you can obtain the
information from the local government agency that oversees building permits.
INSPECTION OF YOUR NEW MANUFACTURED HOME
When you take possession of your new home, the
first thing to do is to check it over thoroughly. It is important to
discover problems early and report them to the retailer or the installer
within the warranty's time limits.
INSTALLATION INSPECTION
First, check to see that your home was installed
properly. If you are present during installation, ask the installation crew
manager to walk through your home with you to assist in identifying problems
and to answer your questions. Open and close all interior and exterior
doors. If a door does not open and close smoothly, it may indicate a need
for a minor hinge adjustment, but it also may be a sign that the home is not
level. Immediately call this to the attention of the person responsible for
installation. Also, examine the entire house. Look at the walls, the floors,
and the ceilings. Be certain that all faucets and appliances work.
GENERAL INSPECTION
You will want to make your inspection of the
home in an organized way. A good strategy is to inspect the outside of your
home first and then check the interior, carefully going through each room.
Many manufacturers provide a checklist in the owner's manual of items you
should inspect. You should fill out the checklist and return it to the
manufacturer as soon as possible. As you make your inspection, jot down on
paper every item you think requires service. When you are finished, make
copies of the list -- one for you, one for your retailer, and an extra copy
for the manufacturer. It is also a good idea to put the date of your
inspection on the list. Carefully inspect your home for any problems as soon
as it is installed; make sure that it is level-check doors, windows, and
drawers. *Remember that installation is
the key to durability and proper functioning of your home.