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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?
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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.