Mobile vs Modular

As far as housing that’s built off-site is concerned, you’ve probably heard several different being tossed about; but, many people wonder what exactly they mean. Most people think all homes that were built inside of a facility are all made the same.

They’re not!

In a nutshell, that’s not true. The deeper the understanding of off-site built homes, the easier it becomes to fully understand why they are all considered distinctly different from one another.

From a visual aspect, modular and manufactured homes can appear very similar. Often, both types of homes are mistakenly considered to be on-site built homes. For this reason and more, determining which one is a manufactured, mobile, and modular home can be confusing. A great point to remember is that premanufactured homes are classified differently according to the codes they follow.

A prefabricated home describes almost any building or residential property that was manufactured in a home facility building off-site. The house then must have been transported to the building site or home.

Even though modular homes are (technically) manufactured in a home facility, they are built to satisfy regional, state, and local codes. So, what then, exactly, is the difference between a mobile home and a manufactured home?

What are mobile homes?

There are two types of homes, those built in a factory and those built on site. We call these "manufactured homes" and "stick built homes", respectively. One takes advantage of the efficiencies of modern factories, while the other costs more, is slower to build, and is prone to weather.

Mobile homes are built to satisfy the HUD Code. After the National Mobile Home Construction and Safety Act was passed in 1974 to distinguish manufactured and mobile homes from each other, the HUD manufactured Home Construction and Safety Standards was soon to follow in 1976. This last event set the standard for the “HUD Code.”

The HUD Code dictates the standards for:

-Construction

-Design

-Fire Safety

-Plumbing

-Electrical

-Thermal safety and protection

-Frame and body requirements

-Energy efficiency

The Hud Code is the only national building code that exists, which is regulated on the federal level. The purpose of the code is to improve the quality and durability of manufactured homes drastically.

Before this movement, mobile homes were made as cheaply and as quickly as possible to turn a quick profit and offer affordable housing to the public. There were hardly any strict oversights regarding the manufacturing of the homes. Being easily movable was another critical feature that was prized back then.

Another significant contributor to mobile homes’ popularity came during and after WWII. Factories bought them by the truckload to house workers, and at the end of the war, they were mass-produced to provide housing for returning veterans. Housing was a significant issue for returning veterans. There was hardly any available until the mobile home industry stepped up.

Once the HUD Code went into effect, a new standard was set for the mobile home industry. If you bought a home that was built to HUD Code, you could be assured that you were purchasing something of quality.

Beyond that, there are several types of manufactured homes. The two we'll be talking about are Mobile and Modular. They are BOTH manufactured homes, however, one is built to a national code and the other is built to a local code. Know the difference!

a grand looking modular home for once

The History of Mobile Homes

The mobile home as we know it was born in the early 1900s when people were moving around frequently in search of jobs to provide for their families. Initially, these mobile homes looked more like a modern-day camper with a trailer coupler for easy moving. They were typically built with steel beams and set up on either a concrete foundation or blocks made of wood or concrete.

Mobile homes played an essential role in World War II; Factories bought them for temporary housing used by the workers who had to leave home to aid in the war efforts. Once the war ended, mobile homes became quick, efficient, and affordable housing for returning veterans.

During the 1960s, companies started producing larger mobile homes that more closely resembled a traditional stick-built- house while keeping the aspect of cost-efficiency. In the 1970s, the production of mobile homes began gaining safety standards and building codes. Following these enhanced regulations, in 1980 it became federal law to refer to any mobile home built after 1976 as a manufactured home, rather than a mobile home.

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What are Modular homes?

A modular home, being built to the local building code, is indistinguishable from a stick built home. It is still a manufactured home, but is built to the same standard as a stick built home. Sure, there is some discrimination against homes built in a factory, and a modular home is subject to these same stigmas. But, since they are built in a factory, modular homes are usually more efficient and result in less waste and impact on the environment. Since it is built to the same code, the home will appraise the same as a stick built home because according to code, it is identical. Make sure you know the difference between a modular and mobile home, as the first one will hold it's value much better.

What Are Manufactured Homes?

Manufactured homes have gone through many changes since the National Mobile Home Construction and Safety Act was passed in 1974. Two years later, in 1976, the HUD Manufactured Home Construction and Safety Standards set the code for the safe manufacturing of these homes. The HUD Code set standards for:

- Construction and design

- Thermal protection

- Fire safety

- Electrical and plumbing

- Frame and body requirements

- Efficient use of energy

This act is the only national building code regulated by the federal government designed to enhance modern-day manufactured housing's quality and durability.

Before the HUD Code went into effect, mobile homes were quickly mass-produced to lesser standards and specifications.

Benefits of Modular homes

Modular homes are created in accordance to the states or even counties building code. This code is often different between states, which is why modular homes typically cost more to build, since they are building on a smaller scale. A manufactured home, more specifically a "mobile" home, is built to the national HUD code, and benefits from being built en masse. What this means is you can put a mobile home on any piece of land, anywhere in the United States. The national HUD code actually supercedes local building codes, so make sure your local home inspector is aware that your home is a manufactured home and is exempt from their particular requirements (for the most part, more on that later).

Benefits of Mobile homes

Manufactured homes are regulated by the Manufactured Housing Construction and Safety Standards which regulates the way they are designed and the way they are built. This national code allows manufactured homes to be placed anywhere in the country. Modular homes on the other hand, must adhere to the local building code, and will be not only inspected in the factory but inspected once placed on site.

don't get squished under a crane-set modular home

Modular Homes

While mobile homes are built to the national HUD Code, modular homes are built to satisfy specific state, local, and regional code requirements. The codes they meet depends on the intended future location of the house, of course.

Modular homes are usually built in two or more sections. It really depends on the design and size of the specific home.

Modular homes are built entirely in a factory, and moved to their particular plot of land on a flatbed truck. They do not have a frame underneath, rather, they are placed on a concrete foundation and more typically, a basement. The frames are then returned to the factory for reuse. They are not only built to a certain local code, but are often built to quality control standards that far exceed stick-built housing standards. This makes them a superior quality product in every way. Once on site, they are assembled like a jigsaw puzzle using various chains, ropes, and good ole' elbow grease. It is often impossible to accurately tell a modular home from a stick built home, especially with more exotic varieties such as two, three story modular homes or modular homes that come with garages and porches. Modular homes are not subject to the same stresses and on site conditions that stick built homes are, and are usually assembled in a few hours.

These homes are appriased the same as a stick built home, but will cost you much less. They often will have the same features that modern stick built homes will have, the same decor, etc. Althought they undergo the same strict code inspection, they can be made to any size, and are usually more durable than stick built.

Since they are built to a local code, and since local codes can vary so much, modular homes are a very customizable product. Go with this option if you really like to tweak your options. They are environmentally friendly, and generally more precise.

The reason they are built to a higher standard is so they can be transported for hundreds of miles down a highway. Tell me what stick built home can do that! They are quicker to build and will always cost less with Home Nation than a stick built home.

Manufactured Houses

A manufactured home is the modern term used to describe what used to be known as a "mobile home", or even further back, a "trailer". It is not only the terminology that has changed, modern mobile homes have made incredible progress in terms of quality, and would be unrecognizable when put next to their predecessors. Since they are built to the previously mentioned national code, they are cheaper to build, and those savings are passed on to the consumer (at least at Home Nation). They are movable, they are affordable, which are two of the biggest reasons our customers buy. We carry single wides and double wides on our website.

These homes are built to conform to the national Housing and Urban Development (HUD) code, and will have a metal plate or tag that confirms the home was built to this particular specification. They are inspected, but don't have to conform to local building codes by the inspector. Like modular homes, they can be one or more sections (although you typically don't have single section modular homes). They cannot by definition be more than one story, and are usually built on semi-permanent foundations so they can potentially be moved at a later date.

Since they are not built to the local code, they cannot be appraised like sorrounding homes (known as "comps") since their method of construction is not similar. That would be like comparing a mobile home to an RV. While they may look similar, they are built for entirely different purposes and in an entirely different way. Because of this, they usually appraise for less and will lose their value. The trade off is that they are more affordable on the front end. Unlike a modular home, they are permantently affixed to a steel frame that cannot be taken off. The most a manufactured home can be customized is usually the decor.

HUD Code

The Department of Housing and Urban Development (HUD) has set a strict set of standards and regulations for manufactured homes. Every home built after 1976 must follow these building codes; the HUD Code is a national standard and overrides all local building codes.

Once a home becomes HUD-approved, local agencies can't force compliance with the state regulations if it conflicts with the HUD Code.

One big difference between the HUD Code and the International Residential Code (IRC) standards is that HUD requires every manufactured home to have a steel chassis attached to aid in transportation. The HUD Code also defines things such as the minimum size of a home, the number of outside doors, how many windows are required, the minimum square footage of each bedroom, and the ceiling's height. HUD also has strict requirements to make homes safer in the unlikely event of a fire.

Each area of the country has specified wind zones, thermal zones, and roof load zones for manufactured homes that must meet certain standards to become HUD-approved. Houses in a coastal area generally have to withstand a higher wind speed than in other areas, and homes in areas with heavy snowfall must have roofs that can support the extra weight.

Manufactured Vs. Modular Homes

Mobile homes and modular homes are both a type of manufactured house. Each one has their differences and a unique set of pros and cons. Deciding which one is right for you can be challenging

Manufactured homes generally come in three different sizes: single-wide, double-wide, and triple-wide. They are entirely built inside a factory and typically have many customization options, including the exterior design, flooring, and cabinet styles. The home's skirting can be customized if it is going to sit on piers or blocks. Manufactured homes can also get placed on a basement or permanent foundation like a site-built house. They are generally inspected multiple times throughout the construction to maintain quality and adherence to the HUD Code.

Modular homes get built inside a factory, just like manufactured homes. They are usually constructed in sections and put together once transported to the site where the house will be located. Modular homes are built on a permanent foundation and must adhere to state, local, and regional codes rather than the HUD Code. They are typically inspected by a building inspector after construction to ensure proper code compliance.

Safety: Stick-Built Vs. Manufactured Homes

Some people may assume that a manufactured or modular home isn't as safe or sturdy as a traditional stick-built house; this is simply not true.

- State building codes for stick-built houses and manufactured homes are very similar. There are minor differences between the two, but no differences would make one safer than the other.

- Manufactured homes go through a stricter inspection than stick-built houses. They are inspected by the factory where they are built, and then again by a professional third party. HUD also hires companies to ensure that the proper procedures are being followed.

- Contrary to popular belief, manufactured homes are not more susceptible to tornado damage than traditional stick-built houses.

- Manufactured homes also are not any more vulnerable to fire damage than a site-built home. Site-built homes are twice as likely to have a fire in the house.

Which one should you purchase?

Modular homes are nearly identical to stick built homes, both physically and according to building codes and laws. The same similarity applies when applying for a loan for a modular home.

Manufactured homes are inexpensive, but may lose some value. This is a trade off of convenience for price.

There are a few other things to consider:

Home Design Options

When you decide on which type of home you wish to buy, you may want to consider your cosmetic options as well as your design options thoroughly. Styles and designs change quickly, so more options may be available to you than ever before.

Your financing and design options largely depend on the company that is constructing your home. They often offer customers the opportunity to customize the home.

Cost

Despite the fact that modular and manufactured homes are more expensive now than they used to be in the past, these types of homes are still considerably less expensive than building a home on-site.

Safety

The fact that both of these types of homes are constructed and manufactured off-site where the owners don’t ever get to supervise can lead to some mistrust or at least a tinge of suspicion and fear from homebuyers.

When knowing that the homes are made to satisfy either the national HUD Code or your local, state, and regional codes aren’t enough to set your mind at ease, that’s when you buy through the quality and integrity of the company comes in.

Make sure you know the difference between these home, especially when considering loans and your long term strategy for your piece of valuable property.

Questions to Ask Yourself

If you still need to figure out which option is right for you, don't panic. All that's required of you is to ask yourself some relevant questions. The correct answers to these questions will help determine which option is right for your unique needs and preferences.

Do You Want More Design Options?

Are you someone that wants access to a lot of different floor plans for your home? Do you want the overall ability to customize everything from the cabinets to the exterior styling? If the answer is yes, consider using a modular home over a mobile one.

Modular homes give you more design options than mobile homes. A modular home can even have two stories because your home is built on permanent ground. It can even have energy-efficient upgrades constructed right into it.

This includes solar panels or energy-efficient window upgrades. However, keep in mind that modern mobile homes also come with many good designs. This is particularly true if you want to take on DIY home improvement projects.

Do You Want to Be Able to Move?

Do you want the freedom to move around the country wherever you want? If so, go with mobile homes over modular ones. When you install a modular home, its location is permanent. On the other hand, mobile homes can be moved from location to location.

Just keep in mind that it's not necessarily an easy move. You will need to hire a specialized movie company that deals with mobile homes. When the moving day comes around, your mobile home will be broken up into two or three different sections and placed on a trailer.

As such, mobile homes are better for families that need to move a lot for one reason or another. Just remember that the cost of moving will likely be expensive.

Of course, you can always sell your modular home and move to a new one. But you won't have the option to take your property with you literally.

Do You Care About Home Value?

Most of the time, modular homes tend to retain more home value over time than mobile homes. That's because they're built on permanent land.

As such, they more or less follow the general trends of the housing market. Mobile games, however, tend to decrease in value quickly. Moreover, it can be more challenging to get a traditional loan on mobile homes because most banks don't offer them.

How to Find the Perfect Mobile or Modular Home

The most important thing when searching for either a mobile or modular home is research. Make sure you spend some time finding the perfect supplier of these pre-fabricated homes. How do you find the ideal supplier?

Someone with quite a lot of experience in the industry is a good bet. The more years they've been active, the more knowledge they have about mobile and modular home construction.

Make sure you also read reviews or get referrals from people that have homes with the supplier. Find out if they encountered any problems with their property down the line.

Long Term Value

Generally, manufactured homes appreciate value at the same rate as other houses in the area. They typically follow the same market patterns as a stick-built house. There is also a belief that manufactured homes can negatively impact the value of stick-built dwellings around it. There is no evidence to support this, and recent studies show that manufactured homes don't affect nearby houses' property values.

Why Choose Home Nation?

Here at Home Nation, we pride ourselves on making the process of buying your first manufactured home as efficient and straightforward as possible. As a full service manufactured home dealer, we have many affordable options for new and used manufactured and modular homes located across the country. Are you ready to find your new dream home? Get a hold of Home Nation today!