Questions I need to ask about mobile homes, "trailer" homes..?

Question

I need some help here, I'm about to set up a meeting on a couple of manufactured houses/mobile homes that I'm interested in. This is really a new thing for me and I don't know too much about the manufactured housing industry and how it works...(although I'm learning daily)
what are the most essential and even non essential things I should ask about the homes i'm looking to purchase and the financing?
and if anybody has anything else to throw in that'd be great
thanks in advance for the help

Answer 1

Crisis: I just wenrt through the process. I bought a new one off the lot. Based on my experience, you might do the following:
Price: Compare, compare, compare. Read newspaper ads, white sheets, thrifty nickels, etc. to get a good idea what you would expect to pay for the model, size and age home you are interested in. Aslo, I asked the vendor for a couple of names of people who purchased from them so I could touch base with them. They did and it was worth while.

Transport and set-up: It should be decided at the time of sale on how and when the home will be transported, how long they expect to take in putting it together and cleaning it up for ocupancy, and what, if anything, you are expected to do. You will probably have to get an electrician to hook it up to the power. I found it helpful to get the name of the site manager who would do mine so I could deal directly with him rather than with the sales persons in the office. You also might consider holding some of their payment in escrow until the home is situated to your satisfaction. They tend to hire subcontractors to do different parts of the set-up, and they tend to work when they can, without touching base with the others who might be there. They can take much longer than they promise. Some of the work also may not be satisfactory and can take time to get re-done.

Site prep: Depending on your state, you will have to decide whether to put the house on pedestals, a solid foundation, or on grade or above grade. Each method's costs are different and might be dictated by the city, county, state, you live in or the finance institution you use. You also might have to purchase flood insurance to satisfy the finance people. Be sure to find out if the home site is in a flood plane. If it is you may have to have a surveyor determine the exact height your home's floor will be after it is set up. The surveyor will provide you with a certificate which will enable you to get the insurance. No certificate, no insurance. No insurance, no financing. In some states, the home will have to be put on a solid foundation to be considered real estate. That could make a difference to prospectrive financing.

Workers: Unless you are a home fixer handyman type, get one such person you can trust to come check the work of the set-up and put-together crews after they say they have finished. They tend to take shortcuts to save time and materials. Exanple: I found and removed nearly a pound of nails, bolts and staples from the roof of my manufactured home after they said they had fixed it. They had to come back twice to finish patching the shingles to my satisfaction. I, by the way, have built a house.

Final: Insist on a final inspection by the selling company accompanied by you. If they say that a certain problem is not theirs to fix, that it was a manufacturer's mistake, insist on their getting the manufacturer to provide someone to fix it. Report any problems you can't resolve with the selling organization to the manufacturer. My manufactured home is doing the job I bought it for and my wife even likes it. Good luck.

Answer 2

The two major things I find wrong with mfg homes is the siding. The fake wood siding (LP or other brands) will fail within 5-10 years so make sure it is real wood. Windows the seals between the glass fails all the time from being transported and the glass fogs up and you can't clean it and you loose your R-value. If you are buying a used one make sure you pull the carpet back on all weather wall and look at the tack strip to see if it is rusted, if it is then it has a siding problem and a moisture problem. You really need to have it inspected before you buy.

Answer 3

Ask about the insulation. One major factor with mobile homes or manufactured homes is the amount of insulation. It costs a lot of money to heat a non-insulated or low insulated manufactured home.

Also, ask about set up and slabs. Is the set up included in the price, or is it extra? And who pours the slab? Will the company do it, or do you have to contract it on your own. Also ask about hooking up electric, water, etc. Will the company do it or do you contract it.

Answer 4

Are you buying them on a lot, or do they have to be transported. Hopefully you are purchasing newer double wides, and check to see if they are on 24" centered 2X2's , or the standard 16" centered 2X4's, are the walls drywall, or panels. If they are already on a foundation, and have to be disassembled, and re-assembled, you will need an "engineered survey", if you are seeking a mortgage to finance them. Hope this helps, Good Luck!

Answer 5

Resale value, depreciation for tax wright off, Will it be installed on a permanent foundation or remain mobile. Property taxes. Is it going to a park or your own lot? Will it qualify for a regular home loan? Ask about cost of home owners ins.

Answer 6

be careful of sewage problems. ask if they have had back ups. . ask about rust. remember that floors are commonly wooden below just a piece of particle board. if you do buy, keep a fire extinguisher in several places. mobile home fires are the worst. remember that you are buying a very big car without wheels, or a boat, that is, it will decline in value over the years. so don't buy one more than 5 years old. good luck.