Mobile Home – 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.
Modular Home – 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.
Off-Line Date – the date by which a home (Manufactured or Modular) will be completed by the factory.
Once you have decided on a home, we can assist you to get a quote to move your home. We cannot get a firm quote until you have decided on a home. The price quote will usually include “Road prep” and Transport to you zip. The ‘Road prep’ is where the home is removed from its original foundation and prepared for transport. That means the home is disconnected from utilities, jacked up, and axles, wheels and a hitch are installed so that a semi-truck (a ‘Hauler’ specifically designed to move a Manufactured home) can pull the home to its new location. If it is a Double Wide, then the ‘marriage wall’ (the line that divides the home down the center) is also wrapped in plastic to prevent water entry during transit and re-installation of the home.You can generally figure about $2,500 per section to install an average home onto your foundation – either onto a concrete slab or a crawl space. Hence a Single Wide will cost around $2,500 and a Double Wide around $5,000 – $8,000 depending.
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.
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)
You can generally figure about $1,500 per section to install an average home onto your foundation – either onto a concrete slab or a crawl space. Hence a Single Wide will cost around $1,500 and a Double Wide around $3,000 – $5,000 depending on the size. There will be an additional cost to install a home over a full basement, and there are usually regional differences in installation costs.A typical installation involves moving the home onto your foundation and anchoring it down. A Double wide will be bolted together, anchored to your foundation and the ridge cap installed on the roof where the two sections come together. The home installer may also include in their scope of work the installation of the siding on each end of the home, and the inside trim work to finish out the marriage wall, as well as the hook up of the utilities to the homes (water, sewer, gas line and electric hook-up). If the home installer does not include this in their bid, you will need to get additional contractors for this phase of the installation.
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 $25,000 for a large home, with regional differences.
Please click HERE for a more detailed description of the difference between these types of homes.The standard or construction code that the home is constructed and certified under. A modular home is constructed to the state specified construction code, or local construction code. A manufactured home certified under the national Manufactured Housing Construction and Safety Standards is so strictly regulated both in design and construction, that the home’s federal certification supersedes every state and local home construction code throughout the entire United States. A manufactured home can be shipped to any state in the United States. A modular home can only be sited within the area of the jurisdiction that approved the home.
When moving a used home, there are several things to consider and plan for.
- Must pay for ‘break-down’ of used home to remove from existing foundation ($ 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)
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.
Read some of the articles we’ve published on the Manufactured Home industry.