I’m on the (Kern County Calfornia) county bidder’s list, which is difficult to get on. The deal is, you have to bid every job, or they take you off the list. So I have a job to bid for them, working on a mobile home – which is not my strong suit. Tho’ I’m sure its nothing my crew can’t handle.
One thing they ask for is an FHA approved foundation. So I googled, and found some answers. But want to know what systems others have used with success. They also ask for new 6″x 6″ concrete curb, and skirting. Any footing required for that curb? Probably minimal, since it doesn’t appear to be structural.
They want all windows replaced with dual-glazed. I’ve done it on a house, but not on a mobile home. Anyone have any experience?
Then they require r-30 insulation in the ceiling. Again, how is that generally done on a mobile home?
The rest is pretty standard remodel stuff. It’d be a nice job for me now, while things are slow here. Any imput is appreciated!
CaliforniaRemodelingContractor.com
Replies
what is the construction of the home? is it 2x2's with toothpick rafters with a 18" attic or is it more conv. stlye with 2x4 walls and a 4/12 roof built out of 2x4's? what is the size? and age? larry
if a man speaks in the forest,and there's not a woman to hear him,is he still wrong?
I'll check next week, and post here. Thanks for responding!View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
The walls seem to be 2x3, not 2x4. It does seem to have an attic, but no access.
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
what style MH is it???
metal clad, wood sided or vynal???
sloped, domed or flat roof???
panel interior or DW'd...
a lot more information is needed...
bid way high....
Life is not a journey to the grave with the intention of arriving safely in a pretty and well preserved body, but rather to skid in broadside, thoroughly used up, totally worn out, and loudly proclaiming
WOW!!! What a Ride!
Forget the primal scream, just ROAR!!!
I need to drive out next week and look at it. I'll take some pics, and post them. Its in the county, but about 1 1/2 hrs. from town, up in the hills. So gotta figure that into the bid also.View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
it's style and method of construction makes all the difference in the world...
pay attention to what it is sitting on now and how it's ankored down if it is at all...
Life is not a journey to the grave with the intention of arriving safely in a pretty and well preserved body, but rather to skid in broadside, thoroughly used up, totally worn out, and loudly proclaiming<!----><!----><!---->
WOW!!! What a Ride!Forget the primal scream, just ROAR!!!
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
the widows appear to be screwed in thru the flange and there is a mastic type caulk under the flange...
WTB that the the roof is a roof over... there's another roof under the roof ya see.... gonna have to pull the roof to insulate...
the walls are panel construction with a bazzillion staple holding them on...
now fer the foundation... footers, block and hold downs for the traier..
bid yurself out of this race...
be very greedy and if you get it anyways you'll know you weren't bidding what it will take to break even...
Life is not a journey to the grave with the intention of arriving safely in a pretty and well preserved body, but rather to skid in broadside, thoroughly used up, totally worn out, and loudly proclaiming<!----><!----><!---->
WOW!!! What a Ride!Forget the primal scream, just ROAR!!!
I've worked on a few of these for my friends, and everytime I wished I had something better to do.
My advice, bid it high, like cheaper to burn it down and start over high.
Almost everything in them is a special size. So materials are usually alot more than a typical remodel.
In case you forgot, bid it high.
Woods favorite carpenter
FKA- Stilletto
Anybody else but me see the joke here?
Mobile home -
FHA Foundation -
Mobile foundation?????
;)
Figure the cost to buy them a new mobile with all the required....
Double that.
Now you are in the ballpark.
Welcome to the
Taunton University of Knowledge FHB Campus at Breaktime.
where ...
Excellence is its own reward!
Mobile home - FHA Foundation - Mobile foundation?????
new steel belted radials?
Jeff Buck Construction
Artistry In Carpentry
Pittsburgh Pa
guess yur not familar with that kind of foundation...
they're temorarily permenant drive thru style....
I'm serious...
Life is not a journey to the grave with the intention of arriving safely in a pretty and well preserved body, but rather to skid in broadside, thoroughly used up, totally worn out, and loudly proclaiming<!----><!----><!---->
WOW!!! What a Ride!Forget the primal scream, just ROAR!!!
Just kidding. I've lived in mobile home parks
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
ROAR!!!!!!
Life is not a journey to the grave with the intention of arriving safely in a pretty and well preserved body, but rather to skid in broadside, thoroughly used up, totally worn out, and loudly proclaiming<!----><!----><!---->
WOW!!! What a Ride!Forget the primal scream, just ROAR!!!
Anybody else but me see the joke here?
Mobile home - FHA Foundation - Mobile foundation?????
Glad you brought this up. I've been looking at FHA-compliant mobile home ("manufactured home") foundations on internet. Found this site http://www.huduser.org/publications/destech/permfound.html, with a huge PDF download on the HUD approved foundation system. Far more involved than I had imagined, it looks like moving the home, removing the existing slab, and re-pouring with an engineered slab will be required. View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
i gave up all mobile home work, try and hang a door its a big job as everything is metal and flimsy I had trouble with the ceiling tiles cannot ever match, everything must be made in China by the cheapest subs there, never regretted giving up that work.I feel sorry for anyone that owns one but the new ones may be better
It is hard for a normal home contractor to work on a mobile because everything is different. Doors either 6'2" or 6'6" instead of 6'8". Steel floor structure, beaver board subfloor...Gotta have a relationship with a mobile home parts supplier instead of a lumberyard....
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
The age and the construction determine the answers to your questions.
Windows in most MH are just screwed to the siding with butly as the sealant, with the screws exposed. I use PL urethane. The RO is best measured from the inside. It's about 1/4" bigger than the extention jamb, which are made with 1/8" paneling and just nailed to the framing.
I have found replacement windows at the big box stores or I have ordered vinyl replacements to size.
Our local insulators have insulated the ceiling with blown in fiberglass. The have pulled the metal roof back at the eave. Some are stapled and some are screwed.
Our state (IA) requires fiberglass in MH and cellulose in other homes.
With 2x2 trusses there is not much room at the eave. I think they use a flexible 1 1/2" insulating hose.
Rich
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View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
I recently replaced the windows in a mobile home on an investment property we own. I contacted a local distributor from these guys: http://www.marqueewindows.com/dealer.asp
The local distributor was about 1/2 what the online mobile home parts sellers wanted for the same manufacturers windows. They did question my r.o. dimensions because they were used to new construction. I purchased the "putty tape" and new screws from an online mobile home dealer. The trailer I was dealing with was a 1991 model with 2x4 outer walls and 3/8" vinyl covered drywall. I ended up making jamb extensions out of 1x4 poplar and replacing the cardboard casings.
This mobile has the "cathedral" ceiling and the only attic access I saw was above the furnace by removing a trim panel.
I like the scenery. Might be a nice place to retire.
Why is the county involverd? I don't understand that part."Put your creed in your deed." Emerson
"When asked if you can do something, tell'em "Why certainly I can", then get busy and find a way to do it." T. Roosevelt
The county HUD department has a program for ederly assist. Mostly build handicap ramps and add grab bars. For some reason they're going whole hog on this one. I know some gov't agencies have to spend their whole budget by end of year, or it gets cut for the next year. So its scrimp for 11 mo's, and splurge for 1. Could this be somehow related to that phenomenon? Don't really know.View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
The final result? My bid was 48K. There were about 5 bids, and I was dead center. Winning bid was 33K. Next was 38K. Then me. Then 65K. Then 90K. I excluded any concrete work from my bid. I probably could have made money at 38K, but definitely wouldn't want it at 33K. Maybe he lives up there, but I couldn't do the commute or motel/per diem, and have made any money. It was a great learning experience for me, and I appreciate all the help and advice I got. Bidding is the toughest part of this crazy busness!View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
Thanks for the thread and sharing the outcome with us. Sounds like your price was fair or low.
I own three of those things and one doublewide. I've been avoiding working on them until now (haven't had them too long) but can see some stuff coming up unless I start to sell them off. Spent a few weeks on the doublewide this summer and it was an experience. The comments you had were spot on from the little I know.
After looking at all this, I know I have to pay myself a lot more, problem is that I'll never collect. <G>
Don K.
EJG Homes Renvoations - New Construction - Rentals
bid it at $987,000
So you have to bid on every job but is there any penalty for not getting the bid, for bidding high?
Took only one MH repair job to know I never want to touch them again. I get nervous just driving by them.
Ditto what John says. Bid it really high and hope that you're way out of range. I've re-roofed a few of those. 2x2 rafters, 3/8" roof sheathing. Nice!
Most mobiles I've been on had no sheathing,just a floating metal skin.I would definitely be bidding high and hoping not to get it.
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
These were double wides, although I have seen singles with framed roofs. I looked at patching the roof of a round top once and just said no. Some things you really don't want your name associated with.
is there any penalty for not getting the bid, for bidding high?
Bidding ridiculously high is grounds for removal from the bid list. I don't recall the exact wording, but that is on their list of reasons you can be removed for.View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
OK, so at this point, I'll be bidding high (meaning it ain't gonna be cheap), but (hopefully) not 'ridiculously' high. I was up there today (Wed.), and they said no one else had met with them. One contractor did leave his card in the door, so I know he had been there to look it over. The back door is left open for the cat, so he could have let himself in.
The way it works is, they give the bid to three contractors. They may not all bid it. Sometimes only one or two get a bid in. The ones that don't bid are removed from the bidding list. Regardless of how many bids come in, the low bidder gets it. So if only one bids, he gets it. Unless they don't like his bid, for some reason. They don't HAVE to give it to anyone, they have the power to deny a bid. But for the most part, low bidder gets it.
What they're asking for: remove damaged wall panels in back (an addition), and pour a new curb for the back walls to set on (apparently the place floods, and the additon walls currently sit at ground level); replace all windows with dual-glazed; insulate the attic to R-30; remove and replace all floor covering throughout; remove tub and replace with a shower and new plumbing; remove the vanity and install new vanity with new sinks and faucets; remove and replace water heater; remove and replace FAU heater with new ducts and new registers; install new foundation; pour a curb around the perimeter, and cut the skirtboards down and re-install on top of the curb; remove and replace the back porch, steps, handrail, and roof over the porch.
This place is way up in the hills, about 1.5 hrs. (one way) from town - so motel and food will have to be factored in. Right now I'm thinking about 37 - 38K
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edited to add: OK, IMERC's comments have me thinking maybe more like 40K.
View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
Edited 12/13/2007 1:30 am by Huck
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
The back porch that has to be rebuilt
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View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
The FAU
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View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
The addition walls that sit at ground level
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
Another shot of addition wall at ground level, where water gets in
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
The tub that's coming out.
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
Toilet gets replaced too.
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View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
Vanity gets replaced
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View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
There is no attic access anywhere.
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
How do I handle this when I replace the windows? ( same way they did, dummy!)
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
Pooky (he's not owner's cat, but she feeds him)
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
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View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
Support seems pretty sparse
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
Damaged wall panel of addition (painted OSB?)
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View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
This portion of the addition sits at ground level
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
This portion of the addition is raised
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
The road up is a harrowing two-lane suicide road, with vertical rock on one side (inches away from traffic) for much of the way, and steep dropoff into the river on the other. Pretty, 'tho!
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View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
Typical surroundings - the place in the sticks, town of 400.
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View ImageView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
I never saw country like that before, very interesting, no green at all Is it hot there???? Are there trout in the stream???
they be suffering from sun stroke.....
Life is not a journey to the grave with the intention of arriving safely in a pretty and well preserved body, but rather to skid in broadside, thoroughly used up, totally worn out, and loudly proclaiming<!----><!----><!---->
WOW!!! What a Ride!Forget the primal scream, just ROAR!!!
(for this and more, go to http://www.city-data.com/city/Onyx-California.html)
Edited 12/29/2007 9:53 pm by Huck
High desert, turns green briefly in spring. Most of So. Calif. is desert, only green because water is imported. This is pretty typical of southern California landscape in its natural state, just a little highter and colder than the rest of So. Cal.View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
Great Pic! I see the FHA approved foudation materials have arrived! They stack em funny in your parts. Bob's next test date: 12/10/07
I think yur gonna find a lot of particle board in that place...
What they're asking for:
remove damaged wall panels in back (an addition) - Why???
pour a new curb for the back walls to set on - footer and short knee wall???
apparently the place floods, and the additon walls currently sit at ground level -how much water damage???
replace all windows with dual-glazed - just timely.. you trimming out the new windows??? good chance the window sizes are a bit different from what yur use to...
insulate the attic to R-30 - WTB you will have to lift the roof for accdess..
remove and replace all floor covering throughout - just old or damaged??? the cat do a numder on the flooring??? you will not believe the damage to the particle board floor from either water, the cat or 'cause somebody spilled their beer...
remove tub and replace with a shower and new plumbing - serious can of worms... plan on a new room...
remove the vanity and install new vanity with new sinks and faucets - plumbing only the MH industry uses...
remove and replace water heater - more of that non standard stuff..
remove and replace FAU heater - more of the specialized stuff...
new ducts and new registers - what is there now???
install new foundation - this is a by hand deal unless you can move the trailer out of the way...
pour a curb around the perimeter - on top of the footers??? be prepare for labor intensive and a pumper...
and cut the skirtboards down and re-install on top of the curb - are they vynal??? be prepare for them to self destruct when you touch them... UV is the arch enemy of the MH vynal...
remove and replace the back porch, steps, handrail, and roof over the porch - make a free standing and this just might be the only thing that will go reasonably well...
Right now I'm thinking about 37 - 38K - you might want to double or triple check yur material pricing and up yur margine a tad... yur labor pricing is WAG because everything ya touch is is gonna be a PITA...
Life is not a journey to the grave with the intention of arriving safely in a pretty and well preserved body, but rather to skid in broadside, thoroughly used up, totally worn out, and loudly proclaiming<!----><!----><!---->
WOW!!! What a Ride!Forget the primal scream, just ROAR!!!
Good points all, and well-taken. Skirting is metal. A lot of what they're asking for doesn't make any sense to me. Can I be frank here? - I'm thinking maybe someone's budget needs to be run out at end of year, to avoid cuts for following year? Don't know, really.View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
the bathroom is a bottom dollar bet that it is a 100% tear out...
I don't think metal skirting is FHA approved any more...
good luck...
Life is not a journey to the grave with the intention of arriving safely in a pretty and well preserved body, but rather to skid in broadside, thoroughly used up, totally worn out, and loudly proclaiming<!----><!----><!---->
WOW!!! What a Ride!Forget the primal scream, just ROAR!!!
It looks like the prime benefit of this place is it's location. If the land value supports it, I'd put the absolute minimal $$ into it now and plan on knocking it down and rebuilding. I wouldn't waste too much cash on that structure. Other than the location, I'm not sure the structure has much going for it.
Just my $.02.
Mike HennessyPittsburgh, PA
Thanks. If the county HUD dep't asks for my advice on this one, I'll pass that along! =)View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
That is a substantial amt of work adding up to close to a total rebuild. You need a contingency figure for unseen, or some other sort of change order/escape clause.Also, be on the lookout for things like local codes that might require that you replace all once you start to replace a percentage of parts like electrical or plumbing, or some sort of fine print that requires you to upgrade to stick built standards at some point
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
I have not seen all the photos because I would have to start this page downloading and go to dinner to get them all up.But from what I do see, it is a liveable house, but all they are asking will totl more than you are ball-parking and more than the place is worth. Somebody is dreaming. So to keep them from taking you off the list with your high bid, include a report to list reasons why things are so high and questioning the value in trying to do certain items
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
What is FHA approved foundation? I think it stands for Federal Housing Agency. Mobile Homes fall in that category? ALSO. I am almost sure double pan windows in Mobile Homes are not O.K. due to the wall thickness. I am not 100 percent sure about the code, because Mobile Homes have different rules.
Greetings from California
Greetings from California
Hey - I'm about 2 hrs. north of ya! Grew up in San Fernando Valley (No. Hollywood), born in Queen of Angels hospital. View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
http://www.steelsafesystems.com/index.htmlView Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com
If you can, find out the manufacturer and model name of the MH.
Then, take out the yellow pages for, oh, surrounding 3-4 counties and scribble down all the MH dealers listed (internet can make this simpler than in days of old).
Now, call the dealers and ask if they have the same model in their repo inventory.
Find out what the repo will cost you delivered to some convenient place.
Add that to your already-high-bidded job price.
Why get the repo? Because it can be simpler to strip one that matches than go find replacement or equivalents for replacement.
Like as not, to get R30, you will either have to fill the "attic space" clean full of spray foam, or put a couple-three inches of iso obard ver the existing roof. Putting isoboard on roof not too horrible, though. Use metal fascia trim and farm-n-ranch W-drip metal roofing and it's middling slick--and since it's rural CA, you may get a leg up for being more fire-resistant (or not).
Now, the one that counts as "last ever" for me, was down in Fort Bend County. This was peachy, it was a government seizure, so government rules for seized houses applied, not MH rules <sigh>. Ever tried to get a MH to meet Windzone? Probably about to getting a MH foundation to CA seismic, I imagine. We built a U-shaped foundation wall, then set a PEMB frame and roof over that to get it to pass. A person could, if wanted, haul the MH out and take it elsewhere--but fitting another? Who knows.
Hi Huck,
I live in Kern County also; and am working on new manufactured home I had craned up onto full 8 ft x 24 x 60 first floor over full 24 x 60 crawl space 3 ft to 6 ft . Placed on 10 Glulam beams.
Please send me your email address; and I will tell you of my experience to date.
Edited 12/30/2007 12:25 am ET by HowardM
my email is [email protected]
View Image “Good work costs much more than poor imitation or factory product” – Charles GreeneCaliforniaRemodelingContractor.com