Mobile Home – a manufactured home that adheres to the national HUD code, can be moved after construction
Modular Home – a manufactured home that is made to the respective state level building code, can be moved, appraises like a “stick built” home
Off-Line Date – the date by which a manufactured home will be complete at the factory
Transport to your Zip code will vary between transport companies, but is generally between $6.00 and $8.00 per mile, per section, with a minimum of $1,000 per section. SO at $7.00 per mile, for example, it would only cost $1,400 to move a double wide 100 miles ($7.00 per mile x 2 sections x 100 Miles) and $2,800 to move it 200 miles.
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.
Again, we can assist you to get quality contractors to complete this phase of obtaining your home. You will be responsible to pay the contractors directly for the work that they do for you.
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.
- 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)
We can assist you to obtain contractors for every phase of this work for a small fee, or you may prefer to oversee the work yourself.
FOUNDATIONS – TYPES AND COSTS
There are generally three different foundation types – PIERS in the ground that support the home, a CRAWL SPACE (built with either blocks or poured concrete) or a full BASEMENT. The price for each of these will depend on the size of your home, and will vary from contractor to contractor.
The least expensive foundation is the piers in the ground. This is where 18 inch wide holes are dug into the ground down to the frost depth for the region (usually between 30 and 42 inches deep in the Midwest) and filled with concrete where they are level with the finished grade. The holes are usually about 8 feet apart down the length of the home, along each of the beams under the home. (There are two beams per home section). The home will be installed over the piers and supported by concrete blocks from the top of the piers to the beams. Skirting (or ‘underpinning’) will then be installed around the perimeter of the home from the bottom of the home to the ground. The price for a pier foundation system can be as little as $1,000 for a Single-wide and $2,000 for a small Double-wide.
A crawl space is the preferred foundation for most Double-wides. This is an excavated area under a home with either blocks or a poured concrete perimeter wall extending down to a footer poured at the frost depth for the region (usually between 30 to 42 inches in the Midwest). The crawl space will usually extend about 8 – 10 inches above the ground. The home is then rolled over the crawl space on a large beam and roller system, and lowered down and bolted to the foundation around the perimeter. The beams under the home will be supported in the center of the crawl space on blocks extending down to the bottom of the space. The cost for a crawl space may be as little as $6,000 for a small Double-wide, and as much as $15,000 for a large one. A poured concrete foundation will always cost more than a block foundation.
A basement can also be installed under almost any Double-wide. If a home is designed with a basement-ready frame from the factory, then it will be rolled over the basement and supported by the perimeter walls and on poles at the marriage wall. There will already be a section of the floor open for a stairwell. If the home does not have a basement ready frame it can still be installed over a basement, however your contractor will have to make provision for a stairwell, and for additional supports under the home. The easiest way to add a stairwell is to add an enclosed porch to the front or back of the home and build steps inside the porch. A basement will generally cost about $12,000 for a small home, and as much as $25,000 for a large home, with regional differences.
- Must pay for ‘break-down’ of used home to remove from existing foundation ($ 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)
Read some of the articles we’ve published on the Manufactured Home industry.