Frequently Asked Questions

This was a home built to no particular code before 1976. Still incorrectly used to refer to a "Manufactured Home" which is built to the national HUD code today and is what we sell on this site, along with Modular homes.

A factory built home that is built to the exact state building code as any "stick (i.e. site) built" home, can be moved, and appraises like a stick built home..

The date by which a home (Manufactured or Modular) will be completed by the factory..

Note, this only applies to homes that do not include shipping. Moving a new home is not difficult at all. A "Hauler" (a Semi-truck specifically designed to transport Manufactured homes) simply attaches to the hitch (that has already been installed at the factory) and moves the home to your lot. Most haulers will charge between $5.00 and $7.00 per mile per home section to move a new home.Note that upon arriving at your lot the Hauler will only be able to place the home where the truck has access. They will not be able to drive over soft ground, deep snow, hidden septic tanks and so on. Any special equipment needed to get your home close to your foundation (a dozer for example) will be an additional cost that you need to plan for.

We can assist you to get quality contractors to complete every phase of obtaining your home. You will be responsible to pay the contractors directly for the work that they do for you.

Note, this only applies to homes that do not include shipping. Moving a new home is not difficult at all. A "Hauler" (a Semi-truck specifically designed to transport Manufactured homes) simply attaches to the hitch (that has already been installed at the factory) and moves the home to your lot. Most haulers will charge between $5.00 and $7.00 per mile per home section to move a new home.Note that upon arriving at your lot the Hauler will only be able to place the home where the truck has access. They will not be able to drive over soft ground, deep snow, hidden septic tanks and so on. Any special equipment needed to get your home close to your foundation (a dozer for example) will be an additional cost that you need to plan for.

We can assist you to get quality contractors to complete every phase of obtaining your home. You will be responsible to pay the contractors directly for the work that they do for you.

The following is a list of costs that you will need to consider when budgeting for your new or used home.

• Clear lot & remove existing home if necessary
• New home cost from the factory, including upgrades
• Foundation cost (Slab, piers in ground, crawl space or basement)
• Electric service installation
• New Well cost, or connection fee to city water
• New Septic system or cost to hook up to city sewer
• Transport home to your lot (remember to double miles for a double wide)
• Home installation onto foundation (may need to include a crane for some Modular homes)
• Plumbing Hookup (water, sewer, gas)
• Electric Hookup
• Additional site work (driveway, grading, steps, landscaping)
• Permit and inspection fees
• Miscellaneous repairs for transport damage and finish detail after home is installed.
• Inside trim and ceiling drywall at marriage wall, and exterior siding on each end. (Most installers offer that as part of their package)

About $1500 per section.

The average cost to install an AC unit is $5000. It can be as low as $1800 and as high as $10,000.

Please click HERE for a more detailed description of the difference between these types of homes.The standard or construction code that the home is constructed and certified under. A modular home is constructed to the state specified construction code, or local construction code. A manufactured home certified under the national Manufactured Housing Construction and Safety Standards is so strictly regulated both in design and construction, that the home's federal certification supersedes every state and local home construction code throughout the entire United States. A manufactured home can be shipped to any state in the United States. A modular home can only be sited within the area of the jurisdiction that approved the home.

When moving a used home, there are several things to consider and plan for.

• Must pay for 'break-down' of used home to remove from existing foundation ($ 2,000 - 5,000 on a Double-Wide, especially if we need to help the buyer get axles and wheels and fabricate hitches for it if they are missing)
• Extra cost to transport, since used homes have more liability for the hauler, and there are fewer movers that will transport a used home, it generally costs an extra $2 or $3 per mile. SO a new home will generally transport for $5 - $7 per mile, while a used is $7 - $9 per mile (per section)
• There is no warranty (AT ALL!) on a used home
• (there may also be some other miscellaneous costs such as lot rent for a home in a Mobile home park until the new foundation is ready, and the extra cost of financing for a used home vs. a new)

No. Manufactured homes vary markedly in size, style and "price point" or retail cost not unlike conventionally constructed homes. As comparing a slab-on-grade track home selling for $120,000 is not practical to comparison to a $400,000 "custom" built home, comparison of a manufactured home that sells at $40,000 retail cost to one that sells for $90,000 retail cost is not practical. There are no "magic numbers" in home buying, be it manufactured homes or conventionally built homes. The homeowner has to choose where their priorities lie. In buying your home, do you need a large amount of square footage and multiple base bathrooms for a growing family or do you prefer a smaller overall home with more luxury type amenities such as a whirlpool tub or wood-burning fireplace?

Indiana is one of the nation"s leading production states for manufactured homes. The states of Georgia, Texas and Indiana vie for the lead production numbers each month. Also other states including Alabama, Florida and North Carolina produce significant numbers of homes. The manufactured housing industry and the recreation vehicle industry grew from the original "mobile home" industry. Today over 51% of all recreational vehicle in use in the United States are produced in Indiana. Most of the manufactured homes sited in the greater Midwest also are produced in our Hoosier state. The combination of these two production industries comprises the seventh largest industry in the State of Indiana.

Yes. State residential codes usually require that manufactured homes being placed on real estate be installed upon a permanent foundation system and in compliance with not only the construction code but also the manufacturer"s installation instructions. These instructions are required by the federal Manufactured Home Procedural and Enforcement Regulations to accompany every home when it is shipped from the plant. This is an engineer-approved manual for how the home is to be installed.

Yes. Manufactured homes can be placed upon a "crawl space" foundation or on a full or partial basement foundation. For transportation purposes, the basement stair and any other construction in the basement will be done by your builder at the site after the home is delivered and set. If you are considering a basement under your home, it is important that you discuss this with your retail sales person when ordering your home. The manufacturer can incorporate the floor opening for your site constructed basement stairs as your home is being built in the plant facility.

Certainly. Obviously color choices are available for both the interior and exterior of your new home. With over 20 manufacturers to choose from, floor plan choices and almost overwhelming. Today options such as a built in microwave oven, wood burning fireplace, whirlpool garden tubs, ceramic tile counter tops are available. Also some of the newest options available on manufactured homes are ceramic tile floors, hardwood floors, 9-foot high ceilings, factory-constructed porches, and fire proof cement fiber lap siding.

No. While the effects of a tornado can be devastating, there is no meteorological or scientific basis to thinking that manufactured homes attract tornadoes. In fact, the explanation for the abundance of reports of damage to manufactured homes from tornadoes is quite simple: manufactured housing is most abundant in rural and suburban areas where meteorological conditions favor the creation of tornadoes.

For a full drywall home - (either Modular or Manufactured) about 38 Lbs per Sq Ft, for a regular manufactured home with paneling about 30 lbs per Sq Ft. Remember to calculate weight for each home section that is being lifted, since it will install in sections.

No. Manufactured homes are no more prone to fire than homes built on-site. As a matter of fact, a national fire safety study by the Foremost Insurance Company showed that site-built homes are more than twice as likely to experience a fire than manufactured homes. The study showed that the number of home fires is 17 per 1,000 for site-built homes, while only 8 per 1,000 for manufactured homes. (Foremost Insurance Group of Companies, Fire Loss Study, 1986).

In general, manufactured homes will appreciate at the same market rate as other homes in the same neighborhood, but, as with all housing, it is subject to the same market factors which affect appreciation. The factors that impact future value include: the housing market in which the home is located; the community in which the home is located; the initial price paid for the home; the age and maintenance of the home; the inflation rate; the availability and cost of community sites; the extent of an organized resale network.

For years, many people believed that having manufactured housing near or adjacent to a site-built housing would depreciate the property values of the site-built housing. There is little evidence to support this notion. In fact, all the recent studies on the subject have come to the conclusion that manufactured homes, either in communities or on individual lots, have no impact on the property values of site-built homes that are adjacent to or in close proximity to them.

Most drywall homes will suffer some damage during delivery and setting of the home onto your foundation. These pictures show what could be expected in some cases - although this is probably more damage than usual. It is relatively inexpensive to hire a drywall contractor to complete these repairs. There will almost always be some damage, particularly if the home is stressed during setting onto your foundation.

Please Note that your transport company does not carry insurance for this type of damage.

Typical Road Damage Photos

You can find more information on Wind Zones here - More Info