A constant confusion for both the public and for many Realtors is the difference between "mobile home", and "manufactured home". In the past, a generic term for any double-wide was the term modular. Even the term mobile home gets thrown around more than proper. In August, 1982, HUD (the federal Department of Housing and Urban Development) issued an amendment to original descriptions of mobile homes. In this amendment, it was determined that they will be called Manufactured Homes. This was to aid in separating them from the older "mobile homes" manufactured prior to June 15, 1976.
Why is it important?
We as professionals must know what it is that we're selling since some loan companies will not accept manufactured homes. Most will not even consider mobile homes (built prior to 6/15/76). But most will actually finance modular homes. True modulars, not what some assume to be a modular and it turns out to be a double wide mobile home. Knowing what the property is can also limit the buyers heart ache and the agents lost effort when a property can not be financed or insured..
When listing or selling a property, its year built. If it was built prior to 1976, it may be difficult to obtain financing. However, if it is a modular, a "Factory Built Unit Certification" might be found. This certification can be found if it was built from after 1971. The certificate means it was built to the requirements of the Universal Building Code (UBC). The UBC is the same requirement used in the building of stand alone (stick-built) homes. While the certification stickers typically are supposed to be found under the kitchen sink, actually finding such a sticker is at best extremely challenging.
If the home was built after 6/15/76, a HUD tag may be found on the rear of each of the units (assuming a double-wide). This would mean that it is a Manufactured Home and built to HUD Standards & Safety Requirements. THIS IS TYPICALLY A MANUFACTURED HOME.
If the buyer is financing through FHA, a picture of the tab may be required. FHA guidelines require a picture of the tag. It may be found under the siding (if the new siding was simply placed over the old siding) if the original wasn't removed . If you can not find the tag(such as original siding having been removed) another test is to look at how the units were built. As a rule of thumb, looking underneath, two large metal beams will usually be found running the length of each of the units. If you see these, it is typically a manufactured home.
You have just found the major difference between "manufactured homes" and "modular homes". Manufactured homes are brought to the property with the axles/wheels and hitch attached to the beams. They provide permanent support for each section of the home. Modular homes may be brought to the site in sections, many sections, usually the size of one of the rooms. They are not dependent on these I-beams which are typically utilized to transport the units then removed. If this is a manufactured home, the removal of the beams creates a very unstable structure. If you see floor joists like a regular stick-built home but no metal beams this is a "modular home"! Please note though that if HUD tags are found, it is still a manufactured home regardless of the floor/foundation structure.
Because of these infrastructure differences, the foundation differences also become important; however, sometimes it requires engineering certification to establish whether a foundation is "permanent" or merely situated on the ground. The most important difference of the "modular home" foundation vs the "manufactured home" foundation lies once again in the infrastructure of the respective homes. "Manufactured homes" rely significantly on the metal beams. This means the weight of the units will be on these beams which in turn are typically supported by a block or pier on a concrete footer. These footers need to be poured to acceptable standards. Note that on a manufactured home, what appears to be a perimeter foundation is probably merely a skirting, albeit a possibly very nice one such as when block is used. The quality of skirting is not usually governed, however other "less durable" materials may also be used provided that it keeps the weather out of the crawl space area.
Modular homes, due to their construction, will not have the I-beams. They usually have a perimeter foundation of block or poured concrete. Unlike the manufactured homes, the weight of the structure must actually be on the perimeter with some secondary floor support typically of block or even 4x4 on footers. The main difference then is that the weight of the manufactured homes are on the metal beams while the weight of the modulars are on the perimeter foundation, just like a stand alone stick-built home. So once again, how does one tell the difference between a manufactured home with a nice block skirting verses a modular home with block perimeter foundation? Don't forget to look underneath the unit for the metal beams and the exterior for the HUD Tags.
Naturally, such information doesn't always make identification absolute. HUD tags and floor joists are also found common to the same units. Though it is not typical, it does represent the variances in options which must be noted by the real estate professional in order to understand what is being listed or shown.
Other items to look for.
A few other things to look for include water damage to the flooring. Since the
home is on a block or pier, moisture in the crawl space may result in mold or
in the floor felling soft in spots. The extent of the damage will directly influence
the cost of the repairs and in some instances prevent you from obtaining financing
or more often insurance.
Always check that the electrical work is updated. This means that you should find a modern main box with breakers instead of fuses. Beware of aluminum wiring used for anything other than the main feed . Aluminum oxidizes and the connections become unreliable. If the main feed is aluminum keep antioxidant cream on the breaker connections.
Check the water heater tag, furnace tag, air conditioner tag etc. You will want to know how old they are. It will give you an estimate of how soon you will need to replace these major items.
Check the plumbing. If you find the black polybutal piping it could need to be replaced. Looking at all the faucets and bathroom fixtures. Are they showing signs of mineral build-up or excess calcium and lime? This could indicate that the water heater and fixtures will need to be replaced or that the build-up in the pipes will cause flow of water to slow down. Check that the water heater pressure relief valve works. Look inside the toilet tank lid. It will indicate what year the toilet was built.
And finally, get a home inspection. The inspectors will look for all these items an much more. They know their business an in Arizona will be licensed.