I’d like some opinions and resources for manufactured or modular homes. Locally, I understand that “manufactured” refers to those off-site built structures that are federally regulated and inspected, and “modular” refers to those that are state and locally inspected. Both, I believe, are factory built. Although I am a licensed general contractor and cabinet maker in California, I’m thinking of having one built locally for my aged mother on what will be my own property. I walked through a home at a Sunset magazine show two years ago, and was very impressed by the design, workmanship, and quality of materials. Frankly, if it hadn’t been temporarily resting in a parking lot, I could have mistaken it for a site-built home.
I’ve learned that I can save money and lots of time, the manufacturer will put it on a permanent foundation, and then I might finish off the sheetrocked interior myself. My questions concern quality of material, including framing material, siding, windows and doors, as well as plumbing and electrical material. Like everything, some are better than others, so I’m looking for opinions of which manufacturers do the highest quality work, use the best materials, and offer the best service. If you own or have owned one, please tell me of your oppinions.
Thanks.
Gary W
Edited 2/22/2007 2:05 pm by GaryW
Replies
Hello , I have been building them for some time. I can tell you If you plan on finishing it off you will have some electric,plumbing, sheet rock,siding,trim,a few doors , stairs to below if you have a full basement,deck work,carpet or flooring, insulation,etc. Expect to give the job at least a month to a month and a half if by yourself. Make sheetrock work your last job to let it all settle in.
My first advice would be if they can do it off site ( any upgrades or extras) , then have them do it. Its very cheap to add extra cable lines ,fan outlets,etc. But when you omit something such as carpet in a room they don't give you much of a credit. So add what you like right from the get go. If your doing baseboard have them install the baseboard and stub through the floor and dont forget to tell them where you would like your thermistates pre wired to. Also have them install a conduit to the attic so you can drop to the lower floors. The extra $50 to $100 is worth it.
Don't get tile or hardwood pre installed {no matter what they tell you} there is just too much movement on the way over. I use Simplex homes in the northeast so I am not much of a help. Ask for the specs from several companies and compare.
Edited 2/22/2007 3:09 pm ET by AllTrade
My experience is that the basic package is a pretty good deal, however the upgrade type things can get pricey.
For instance, one home had a very small jacuzzi installed at the modular factory. They whacked them for about $2500. (1999 prices) At the time they could have gotten a lot larger unit if they had just had the modular company run the water line, electric line and drain line to the jacuzzi area and install one on site. Of course you have to think ahead as far as door openings etc. Same thing with the factory installed microwave. It was about $500 for a GE unit that would probably go for less than $200.
So my advice would be to get the basic box, upgrade to better windows and/or doors, do floors on site and add nice nice things onsite to save a few bucks. I'd tend to avoid companies that offer a turn-key product. This is just my opinion, but I've seen some pretty shoddy site work done in the interest of getting out fast.
I think most of the companies make a pretty good product. (How many stick built houses could be towed down the highway at 65 mph) Make sure your foundation is level and square cause once the boxes are placed there's no such thing as leveling the thing up.
Edited 2/22/2007 7:00 pm ET by fingers
we got some around here that make stick built look like trailer trash. the quality is almost perfect. the materials are perfect, no cheapness at all. top of line construction, built in a climate controll factory under strict guidelines. they really look good.
Although I still want to hear more, I want to thank you who've responded.
I too have seen a number of very fine homes, most with good quality appliances and fixtures. I've also concluded that wood flooring and tile should be site installed. My mom lives in a nice home that must have been set on an out of level foundation, because her's has self opening or closing doors.
My intent has been to purchase one that's been rocked and primed inside, let the manufacturer install a few electrical, fixture, carpeting and trim upgrades, and then install cabinets from my shop and counters from my granite guy. If they can't give me what I want, then I'd shop elsewhere or delete items and purchase them from my own suppliers.
I appreciate the warnings about pitfalls and problems, so please keep responding if you have any.
Gary W
gwwoodworking.com
Edited 2/22/2007 8:25 pm by GaryW
Gary,
Check with your local building department first. In my area they require the electrical and plumbing inspections to be done on site. Modular homes can only be used without the drywall being done in the factory. I believe these rules are in effect due to strong union lobbying.
they look great inside, here in oregon where its windy they all leak right away, The roofs are done by nitwits and stapled on, they do not install the windows right and they leak, theres partical board on the floors, the kind that turns to mush the first time the toilet overflows, i would think if you could order one with plywood, have your own roofer roof it it might be ok
We put up a Wisconsin Homes six section loft modular home in the Upper Peninnsula of Michigan two years ago. We toured the factory and actually walked around in the sections while they were being built, and they are built like bomb shelters. When they are shipped, the is no semi-trailer undercarrige. A wheel unit goes on the back and a tongue unit on the front, and so rigid that there wasn't so much as one drywall crack in a 150 mile trip. Seven days to build, ten hours to crane in, and two weeks to finish "marry" the sections. I found the construction techniques to be top notch ... lots of adhesive and billions of ring nails. The floors are 3/4" "Cresdeck" over 1/2" OSB and you would think you are walking on concrete. We deleted the fatcory lighting and ceiling fans and did them ourselves. Yes, you don't get much of a credit, as they use "builder" quality. The plan is "OK'D" by the state inspector, so the only local inspections you need are electrical service drop and mechanicals (supplies, returns and plumbing are stubbed thru the floor). The factory engineers were great to work with for custom touches. The only potential problem is that you have to know what you want and spend a lot of time studying the plans, because once you "sign off" on them, that's it ... no changes. The house with all the upgrades (Jacuzzi, knotty pine ceilings and trim, door upgrades, hickory cabinets, etc.) came to $215,000 for 2100 sq. ft. + 400 sq. ft. loft, installed. We are very pleased.
I have a 1200sqft modular 3bd 2ba addition built by Excel Homes of PA. Build quality is very good. Ext walls are 2x6, all osb sheathing and decking is one size up from what code calls for. Windows are Andersen casements, no leaks, no drafts. We have one drywall crack which is in a bump-out of the addition that was built on site. The drywall that was done by Excel has 2 nail pops which were there the day the boxes were set and we haven't had another one since (2-3 years ago). I think trim and floorcoverings are normally installed by Excel but I handled the trim (material supplied by Excel) and floorcoverings (bought locally). Also, I think Excel also normally supplies the units with vinyl siding already installed but we opted to have hardie plank and shingle installed on site. Plumbing fixtures were sourced locally but all rough plumbing was already installed. All rough elec was installed and I did the fixtures. The modular units themselves were about $80K. It took one very long day (dawn to dusk mid-summer) to set the boxes, the rest of the saga I'll save for another time.
"I've learned that I can save money and lots of time..."
I'd be skeptical about how much time you will actually save.
I've heard a lot of stories about people who have put down a big deposit on a modular, and the delivery date is 4 weeks out. After 4 weeks, it's gonna be another 3 weeks. After 3 weeks is up, they're a little behind schedule and it's gonna be another 2 weeks, etc.
Once they have your money and a contract they don't really care when you get your house.
I appreciate your insight, know you're probably correct, but I also know that's the case with any home builder or subcontractor. Seeking references is a must before signing with any business.
My son is a real estate agent working for a broker who's licensed to sell modular homes, although I'm not sure yet whether I'd use that manufacturer. The broker owns one of the homes, which looks like a stick built house. My son says this manufacturer takes less than two months to get the home out the door and then less than two weeks set and level the home on its foundation. This is after they've poured the foundation and brought in the utilities from the street. He's my kid, but still I'll check other references and workmanship.
I'd like to hear from others about their timeline experiences.
Thanks again for your input.
Gary W
gwwoodworking.com
Edited 2/23/2007 12:34 pm by GaryW
There were plenty of hold-ups on my job, but Excel wasn't the main one. They know their workload well and while they did start later than I would have liked, they started when they said they would and finished and delivered on time. Too bad I can't say the same about the GC and especially the subs! If I remember correctly I did not give Excel a BIG check until the modules were sitting on top of my house.You can read about Excel here:http://www.excelhomes.com/because our project was an addition, our modules were custom, not one of the standard floor plans they offer.Joel
Thanks, Joel. Most of what I hear from everyone is making me into a cautious believer. I appreciate all these replys.Gary W
gwwoodworking.com
A little over a year ago we ordered a manufactured home. You know, the new name for double wide. Ours is all 2 x 6, sheet rocked, Hardiplank, factory installed true fireplace (not pellet or stove). We went the difference for an upgrade insulation package which gives us the energy star rating for all electric. Half the cost was returned by our power company upon verification of certification.
We had our contractor develop the site early. It was ready two months before our intended target delivery. We had lots of time built into the project and could take a delay with no problem.
When we made the down payment for the home (50%) we picked our delivery date three months out. About three weeks later we received a letter and phone call the same day from the manufacturer. They were going to have some major material price increases and wanted to know if we could accept delivery sooner, to avoid the increases (12%). I checked with the contractor and the site was within week of being done so we told the manufacturer OK. They offered to store it, no charge, on their lot for two weeks if we had to and put that in writing but our insurance would have to be in effect when it was disconnected from the factory tow vehicle, no matter where it was parked.
It went smoothly, placed on site with no problems, we had it anchored to local code for coastal wind loads and this past November had some 100+ mph winds. Windows/doors were tight, comp roofing worked as expected, skylight and chimney, too. We have two minor sheetrock cracks (both at top corner of doors).
The one problem we did have was a leaking water heater three hours after we took possession. We are 130 miles from the factory but they had a new one to us the next day.
We did have several extras and upgrades done so they would be under their warranty and as I look back now I would have added a couple more. This is to be our last new home (retirement). So far, so good. Would I do it again? Yes. We did this because of our limited budget, no other reason.
It is 1400 sq/ft and we are completely happy with our floor plan and overall quality and appearance. We were in a home of almost 3000 sq/ft on two floors so we did have to adjust to less space but it has been a pleasant change. Less to maintain and more time for the beach and workshop/garage/guest apt. we just had built. I'm doing finish and trim work and all painting on the detached unit. I can't fly kites all the time ;0)
edit to add: from delivery to move in ready with inspection and cert. of occ. was three weeks. That was to join,anchor,floors,paint,drywall,doors,plumbing,electric, etc.
Best of luck.
bum
...The unspoken word is capital. We can invest it or we can squander it. -Mark Twain...
Be kind to your children....they will choose your nursing home.
...aim low boys, they're ridin' shetland ponies !!
Edited 2/24/2007 3:01 am by oldbeachbum
I have orderd from Excel,Simplex and Superior Homes all in PA. Of the last 10 homes only one order did not ship on original shipping day. They called 1 month in advance to let me know it would be delayed 2 days. I don't know about anyone else but thats pretty dang good. Futhermore in my case ( The builder) I do all on site escavation work, foundation,permits etc.,schedule the set crew (Accurate Set from PA , love them) Crane , flag cars etc. So set day has to go off without a hitch. These companies and myself all have there own schedules to keep. All but one of my homes where same day sets! So if the Mod. Co. kept there dates right with me, I am sure they will with you. Since they are handling all the front end work it is in there best interest to do so. I am sure they don't want to reschedule all that work. Pushing off a week means they have to make the adjustments for all the above. When things where busy they needed a six week lead time. Right now they are out four weeks. I need a 15% deposit before in goes into production schedule and a bank check from who orders it written directly to the mod company. They would not except it from you. So in your case I would need 15 % given to me a week before we order. Then 85% a week before delv. or your bank can meet the mod co. on job site day of delv. with check in hand written to Mod. Co, care of builder not your self. There can be a memo with your loan or account info on the check. I suggest you let everyone know how this will be done well in advance "3 weeks". They wont drop the homes unless money is there.
1. Are you working alone on the project once delv.?
Edited 2/24/2007 7:00 am ET by AllTrade
Let me know if im wrong but my understanding is that Modular homes area little cheaper in cost but are considdered the same as mobile homes when it comes to investment like resale , the dont hold there value . But Manufactured homes are like reg construction , they go up in value in time with the market. 2x6 walls most are complete packages except final hook up electric - plumbing sewar water etc and dont come with heating systems but do come with baseboard heat with stubs down through floor . 3/4 in sub floor 5/8s sheathing on roof and walls 1/2 in sheetrock R19 in walls R 36 in ceiling . not a bad package in Maine single floor home last spring 2 bed 1 and 1/2 bath laundry room 1200 sq feet for 78,000 delevered and set up and everything finished sidding sheetrock seams flooring carpeting etc done cabinets installed all bethroom fixtures installed and ready for plumber to hook up in basement same with electrican 100 amp box wireing lights etc just neet to hook up to power not very big but it will have a full basement (not included in price ) for Art studio and shop. about 22 x 45 cant remember exact measurements. long term resale value is what gets me. seems lioke a great deal I would charge another 30,000 plus to myself if I were building it for myself lol . DogboyCarpentry and remodeling
Vic Vardamis
Bangor Me
http://www.ravengrove.com
Edited 2/24/2007 8:26 am ET by dogboy
Dogboy,
I think you have it backwards on the modular vs. mobiles. Around here, the mobiles (single and doublewides) are considered inferior to the modulars. It's reflected in the cost and the market value too, but the prejudice is lessening a little as the products are getting better.
I own four mobiles (3 singles and one double) and have gone through one of the local factories. I was also involved in some litigation involving one. I have always been told they were inferior, but when I saw how they were going together, I was pretty impressed. I have considered either a doublewide or a small modular as a replacement for one of the singles that I have here on a lake. The mobiles are a bit of a pain in terms of using oddball materials. Maybe it's the older ones, but the windows and doors, even the refrigerator on one of my units had to be specified as for a mobile, and the parts retailers don't charge less for the specialty products, that's for sure. :-)
Some of the construction practices don't sit well with me either. In the doublewide for example, they put the carpet down then build the walls on top of the carpet. When the carpet needs to be restretched or changed, then it has to be cut loose around the room and tackless put down. that makes the changes later more of a pain.
The speed issue is definitely a plus. While you still need to do the foundation and the hookups, they can be done contemporaneously with the time that the house is built. I know some stick builts can be built in 3 or 4 months, but I don't consder or see that as the norm unless it's a development situation. I have held off because I want to build my own. I want to price it out in the end and see how much I save. The time to me is not an issue on this particular property.
Don K.
EJG Homes Renovations - New Construction - Rentals
Single wide and Double Wide Manufactured homes are built to the HUD Code. Manufactured homes typically are built on a metal chasis.Modular homes are built to the same code as stick built. Only difference is they are built in the factory.Several manufacturers built modulars and doublewides on different lines in the same factory. Sometimes it can be difficult to tell the difference between the two once they are installed. I believe modulars are much costlier as they are built to higher standards.
"Once they have your money and a contract they don't really care when you get your house."
Is that your opinion of all businesses and business people, or just the manufactured homes business?
Mike Smith, Piffin et al take large down payments and get signed contracts. In your world, I guess they don't care about their customers either.
Or if it's just the manufactured homes business, what makes it so special that they can afford to screw their customers and not be put out of business by their competitors? Capitalism isn't all it's cracked up to be?
Oh, and your Tommy Douglas tagline was pretty funny. Not the tagline itself (ho-hum), rather the irony that you posted it - I'm sure you have no clue who Tommy Douglas was without googling him.
Regards,
Tim Ruttan
If you are looking at doing some of this yourself, Unibilt from around Dayton Ohio licenses a set of their plans to local vocational center building trades departments. The vocational schools like this program because they do not have to transport students off from school property. We have purchased two of these from the local vocational school over the last 6 years at auction. We paid to move (school provided us with a list of contractors for this) the house onto our foundation/lot. The permit, foundation, and move have to be coordinated before the next school year starts plus about a month. The houses have come with the interior walls more or less finished/painted, kitchen cabinets installed. The siding on the ends, trim/doors needs to be replaced from splitting the house. We have installed HW flooring/ceramic tile in both. We had a local DW taper fix cracks/ improve the finish on the walls of both. The HVAC was completed by a local contractor. Another thought is talk to a local excavator/pour walled foundation guy, they may know who has quality modular homes in your area. They often subcontract for the larger modular contractors.
Greetings Gary,
Have you considered how this decision about stick built vs manufactured home might benefit you on a personal/spiritual level? It's clear to me that you have an appreciation for duty and honor as it relates to your mother. That's why I ask you to look at the possibility that duty, in this case, might offer the opportunity to connect with your Self in a powerful new way. Working daily with the aim of providing a loving environment, made from your own energy, for the one who gave you life can have profound effects.
My mother and I didn't get along very well, due to her desire to control others. But when it came time for me to step up and remodel the family home, to help give her closure after dad passed, I made the decision to do every bit of the job myself. Doing that work helped me to see a lot about our relationship from a fresh, stronger point of view.
While only intending to fulfill my duty as a good son, I had created a new, clearer vision of my own. That helped to transform much of the old conflicted relationship into a place of quiet respect between us. With respect, real love is not far away.
Having made the dutiful effort in as real a manner as possible has rewarded me in many ways, few of them foreseeable, some quite profound.
Best wishes, Peter
We are currently renting a manufactured home (renting due to possible transfer).
In general, we are pretty happy living here. It has 10ft. ceilings and a great floor plan. About 2,200 sqrare feet, 2 bath, 3 bedroom, on a concrete footing. Walls are 2x6 and our energy bill remains low.
Complaints:
Exterior doors were installed without caulking underneath the thresh (water intrusion during heavy rain...earthworms in the entry, lol)
Finish work is horrible...it drives me nuts.
Drywall seams showing thru in the dining area ceiling.
Kitchen cabinets are cheap, but plentiful.
I never knew it was manufactured until I notice a serial # on the side of it.
We are your neck of the woods...so I'll try to track down the builder for ya.
Have you thought of calling your local schoolboard to see if they are selling off any
portable classrooms?
I've seen people pick up used ones for $400 -$1000. Double wide 9' ceillings.
They transform into great little homes.
If it's not a bother I would be interested in some of your research. I have been mulling over the modular home idea as a possible business venture. If you happened to come across a manufacturer in Southern Ontario Canada, I would greatfull to have that info.
Thanks
Dave
Dave's Home Repair