Has anyone done business with manufactured home sellers?

[MandM-Mom]

I see you're in Upstate NY too. If you don't mind my asking, what company did you use? The only one we found near us was Key. We haven't gotten too serious about looking yet, but would love some recommendations!

Serenity Homes...out of the Ballston Spa area, our house in an excel Brand Modular very happy in the beginning. The Excel brand is based out of Pennsylvania I believe. Serenity was terrible after the fact...didn't stand behind work very well, others in our area with some of the same problems with the roof meeting the dormers since they are placed onsite instead of done in Factory. We actually just found out this year how really bad the roof was when we had a serious Bat issue and our nuisance control Company lifted a shingle on my roof and could stick his whole fist in it to the attic!!! 2000.oo later its fixed and we are bat free. Not the kinds of issues you want with a 7 year old house!!!
Ferrall Brothers has done alot in our neighborhood mostly 2 story colonials they are in Grafton..they are nice homes as well. Friends of ours also have a Bill Lake Modular Colonial and it is beautiful.

Good Luck

 

[moniot]

Another vote for modular home. We bought a Skyline 5 years ago and put it on a basement. We couldn't be happier. We had a manufactured before this. Totally different. You can repair a modular home with normal things from Menards or Home Depot. A manufactured was all odd sizes.

 

[toddlerhouse]

We purchased a modular 8 years ago. It's a 2 story that came as 4 boxes. We used hardiplank siding rather than the ususal siding. We then built on a 24x24 garage and a 50 foot deck. When I tell people it is a modular they don't believe me!! For us it was the cost- we were able to get a much larger home that if we stick built- at the time, we got it for $80/sq ft vs. $100(+)/sq foot stick built.

There were alot of "upgrade" we did- maple cabinets, solid surface countertops. Crown molding was standard throughout but we later figured out it's becasue they didn't "finish" the walls where the walls met the ceilings. We've been overall very happy.

We had it appraised several times over the 8 years for re-financing. We had only 1 company give us a 'markdown' in the estimate because it was a modular. Otherwise, competitive appraisals and never a problem with financing.

 

[AlbertZeroK]

I thought I would chim in a little different way. I work for a mass appraisal company, I write the software that caculates the tax value of houses for tax purposes.

Mobile Homes depreciate FAST, which means they loose value quickly. In fact, Resell Value of a mobile home is HORRIBLE. I couldn't recommend one unless you plan on living in it the rest of your life and never reselling it.

Modulars come either On-Frame or Off-Frame. On-Frame is installed identical to a mobile home, off-frame requires a crane and is installed on a foundation. As you can expect, crane rental is expensive, driving the cost way up. On-Frame modulars are often confused with mobile homes for tax purposes (this is good for you.)

The Mobile Home Market has a VERY shady past. In the good old days (90's), they use to sell you a mobile home with furniture and everything, then jack the cost up, the finance company would finance tons of extras. It's not uncommon for the mark up to be over $30k in some sales! Buyers often found themselves over extended or upside down in a loan. This still impacts the industry and you still find those who want to sell this way. BE CAREFUL and SHOP AROUND. Make sure your contracts are extremely sound and very detailed - I would even hire a lawyer to review them.

You should expect issues in the first year, use the warranty. Also, don't sign off on the house being completed until ALL issues are resolved.

Personally, I'd also ask for custom faucets, I'd go with Moen. It seems I always hear about cheap faucets in mobile/modular homes. Also, if you have computers, you can have boxes and drops normally installed making it easier to run cable and network cables to all the rooms.

Buying Modular gives you ALOT of options. With all I know about the housing market (I'm also a certified appraiser), I wouldn't buy a mobile home unless it was a STEAL and normally that means buying off the lot out of current inventory - but it better be CHEAP! I would however, have no issues buying a modular, in fact, if we ever build a house our selves, I think we'd get a two story modular with a basement.

Good Luck! And make sure to Shop Around!

 

[DisneyClown]

I really appreciate everyones input!

Another vote for modular home. We bought a Skyline 5 years ago and put it on a basement. We couldn't be happier. We had a manufactured before this. Totally different. You can repair a modular home with normal things from Menards or Home Depot. A manufactured was all odd sizes.

I imagine it would add quite a bit to the cost to put it on a basement, compared to a crawlspace?

We purchased a modular 8 years ago. It's a 2 story that came as 4 boxes. We used hardiplank siding rather than the ususal siding. We then built on a 24x24 garage and a 50 foot deck. When I tell people it is a modular they don't believe me!! For us it was the cost- we were able to get a much larger home that if we stick built- at the time, we got it for $80/sq ft vs. $100(+)/sq foot stick built.

There were alot of "upgrade" we did- maple cabinets, solid surface countertops. Crown molding was standard throughout but we later figured out it's becasue they didn't "finish" the walls where the walls met the ceilings. We've been overall very happy.

We had it appraised several times over the 8 years for re-financing. We had only 1 company give us a 'markdown' in the estimate because it was a modular. Otherwise, competitive appraisals and never a problem with financing.

That helps give me an idea of a ballpark amount we would possibly spend on a modular. Thanks!

Modulars come either On-Frame or Off-Frame. On-Frame is installed identical to a mobile home, off-frame requires a crane and is installed on a foundation. As you can expect, crane rental is expensive, driving the cost way up. On-Frame modulars are often confused with mobile homes for tax purposes (this is good for you.)

Wouldn't the cost of the crane be figured in to the total cost the builder would quote me, or would I then have to tack on that cost once the builder told me their cost?

 

[chewysmom]

Mobile Homes depreciate FAST, which means they loose value quickly. In fact, Resell Value of a mobile home is HORRIBLE. I couldn't recommend one unless you plan on living in it the rest of your life and never reselling it.

Amen, and amen! We bought a *mobile* home 12 years ago (doublewide) and have tried for years to sell it, but no bank around here will touch a mobile home, especially now. So we're currently renting it out, but can't wait for the day that it's outta our names.

 

[Mono~rail]

I'm glad this thread came up! Lots of helpful info, especially from the appraiser above.

We've been thinking about going with a modular. Currently we are in an apartment because we relocated and still haven't sold our house. We need our equity out of it before we can move on.

Actually it was on our last trip to WDW that we passed a Clayton Homes and saw one on their lot. For our next home, I want it to have a cottage look -outside and inside. I really liked the outside of the one we saw. I like living in town so I think the hardest part will be finding land to put it on. Definitely we want it set on a foundation.

We were driving out in the country the other day and passed by one that looked much like the kind we saw on the lot. The more of them I see the more I really like them! It helps to know that people are happy with them for the most part.

 

[rlcerabone]

i do inspections for a living in some circles they are called 360 homes.. Just make sure the foundation has time to settle in and also all dirt is compacted around the foundation.. Some settling can occur and cause sheetrock cracks and roof damage...

 

[winterman]

I can highly endorse the concept of using a quality modular home dealer. Five years ago we purchase a Maple Leaf modular home from Canada. It is a 1.5 story cape style home. From delivery onto our foundation, it took approximately 3 weeks to connect the well and septic, bring in the electric, build a chimney and connect the plumbing and install a heating system.

It was one of the better housing decisions that we ever made in terms of quality, bang for the buck and quickness in being able to move in. It was so much less aggravation than our experience with our stick built home.

Previously, there was a comment on leaking dormers. This has to be a builder spec issue because we never had any water leaks.

 

[DisneyClown]

Previously, there was a comment on leaking dormers. This has to be a builder spec issue because we never had any water leaks.

I'd really like to know if there are alot of problems with the dormers, or if it's a few isolated instances.

i do inspections for a living in some circles they are called 360 homes.. Just make sure the foundation has time to settle in and also all dirt is compacted around the foundation.. Some settling can occur and cause sheetrock cracks and roof damage...

I'm curious to know if others have seen this happen with their modulars.

The more of them I see the more I really like them! It helps to know that people are happy with them for the most part.

I agree! It seems that the general opinion of them is a positive one! Makes me eager to find out more about them.

 

[karice2]

After all the stuff that I have read, I really want to do it. My house needs approximately $60,000 in repairs (total foundation rebuild). I figured if I am going to pay that much for repairs then I should just get the house that I want. I love my piece of property and perfectly willing to tear down this house and rebuild on the the property.

So my new goal is to pay off this house in the next two - fours years and then look at doing a modular.

Kim

 

[3boymthr]

I'd really like to know if there are alot of problems with the dormers, or if it's a few isolated instances.





I'm curious to know if others have seen this happen with their modulars.





I agree! It seems that the general opinion of them is a positive one! Makes me eager to find out more about them.

Our neighbor across the street and his parents (next door to him) have modular homes. They are gorgeous! One looks like a traditional colonial and the other is a mix of modern and victorian. They went up in three weeks. They did use a crane to install both of them. There was extra cost because they had to get the power shut off to the whole street in order to move the crane in as it was too tall to fit under the lines as they went down the street.

The victorian/modern has lots of dormers and I've never seen them make any repairs.

I think the majority of those reports stem from a manufacturer who built a whole slew of these homes and delivered them here in New England. It was a shoddy manufacturer and every single one of the homes had roof problems within a couple of years. There was a huge lawsuit against the manufacturer and if I'm correct they went out of business, but I'd say it would definitely pay to check out the references of your manufacturer before buying.

 

[MandM-Mom]

Our neighbor across the street and his parents (next door to him) have modular homes. They are gorgeous! One looks like a traditional colonial and the other is a mix of modern and victorian. They went up in three weeks. They did use a crane to install both of them. There was extra cost because they had to get the power shut off to the whole street in order to move the crane in as it was too tall to fit under the lines as they went down the street.

The victorian/modern has lots of dormers and I've never seen them make any repairs.

I think the majority of those reports stem from a manufacturer who built a whole slew of these homes and delivered them here in New England. It was a shoddy manufacturer and every single one of the homes had roof problems within a couple of years. There was a huge lawsuit against the manufacturer and if I'm correct they went out of business, but I'd say it would definitely pay to check out the references of your manufacturer before buying.

Wow I had no idea of this law suit, our company is still in business as is the dealer who sold it to us, we would of loved to of been part of a lawsuit against our company, problem was never had severe issues till 2 years after the purchase and the minor stuff we were not that concerned about just fixed some small areas in the beginning. Others in our area same deal no major issues till a few years later. We are very happy with everyother aspect of our home and most of our cirlcle of friends have modulars new within the last 5 years or so, definitley alot bang for your buck!

 

[DisneyClown]

After all the stuff that I have read, I really want to do it. My house needs approximately $60,000 in repairs (total foundation rebuild). I figured if I am going to pay that much for repairs then I should just get the house that I want. I love my piece of property and perfectly willing to tear down this house and rebuild on the the property.

So my new goal is to pay off this house in the next two - fours years and then look at doing a modular.

Kim

Good luck with that! When it comes down to the time we are actually going to buy, we're going to see what's on the market as far as stick built, and then make a decision. Until then, I am going to 'do my homework' because everything I've been reading so far is generally positive about the modulars, and seeing the floorplans for some of them gets me excited about it.

Our neighbor across the street and his parents (next door to him) have modular homes. They are gorgeous! One looks like a traditional colonial and the other is a mix of modern and victorian. They went up in three weeks. They did use a crane to install both of them. There was extra cost because they had to get the power shut off to the whole street in order to move the crane in as it was too tall to fit under the lines as they went down the street.

The victorian/modern has lots of dormers and I've never seen them make any repairs.

I think the majority of those reports stem from a manufacturer who built a whole slew of these homes and delivered them here in New England. It was a shoddy manufacturer and every single one of the homes had roof problems within a couple of years. There was a huge lawsuit against the manufacturer and if I'm correct they went out of business, but I'd say it would definitely pay to check out the references of your manufacturer before buying.

Thanks for the input! I will definitely find out all I can before I jump into this big of a decision!

 

[superme80]

Wow! Thank you for all the info. This is a decision DH and I have been kicking around. First we need to relocate to an area we can afford. This has given us a lot to think about. Thank you!!! And to the OP good luck with your decision!!!!

 

[DisneyClown]

Wow! Thank you for all the info. This is a decision DH and I have been kicking around. First we need to relocate to an area we can afford. This has given us a lot to think about. Thank you!!! And to the OP good luck with your decision!!!!

Thank you!

 

[GOOFY4DONALD]

I am so glad I found this thread. My DH and I have really started our homework on this. We are 150.00 away from paying off our current mortgage (wish they would send us the final paperwork already). We have the property but our home is in need of repair. We finally decided we want to live in a house that doesn't always need something. We are trying to figure out what we want and who will do it. I found a pretty honest company and are going to take the trip to see over 50 homes on the lot. I am going to keep up with this thread.

 

[sorul82?]

Be sure to check the insurance as well. I have a company that will cover modulars but not mobile or manufactured homes. Basically, despite the foundation or added front porch, if the home looks like it was delivered in two halves, then it is not considered to be modular. (I'm sure this varies per company underwriting rules.) Many companies will only offer actual cash value coverage on mobile/manuf homes. I do have one company that will do replacement cost for mobile/manuf homes but the premium is high; double that of a main street dwelling.

 

[chrissyb2411]

I thought I would chim in a little different way. I work for a mass appraisal company, I write the software that caculates the tax value of houses for tax purposes.

Mobile Homes depreciate FAST, which means they loose value quickly. In fact, Resell Value of a mobile home is HORRIBLE. I couldn't recommend one unless you plan on living in it the rest of your life and never reselling it.

Modulars come either On-Frame or Off-Frame. On-Frame is installed identical to a mobile home, off-frame requires a crane and is installed on a foundation. As you can expect, crane rental is expensive, driving the cost way up. On-Frame modulars are often confused with mobile homes for tax purposes (this is good for you.)

The Mobile Home Market has a VERY shady past. In the good old days (90's), they use to sell you a mobile home with furniture and everything, then jack the cost up, the finance company would finance tons of extras. It's not uncommon for the mark up to be over $30k in some sales! Buyers often found themselves over extended or upside down in a loan. This still impacts the industry and you still find those who want to sell this way. BE CAREFUL and SHOP AROUND. Make sure your contracts are extremely sound and very detailed - I would even hire a lawyer to review them.

You should expect issues in the first year, use the warranty. Also, don't sign off on the house being completed until ALL issues are resolved.

Personally, I'd also ask for custom faucets, I'd go with Moen. It seems I always hear about cheap faucets in mobile/modular homes. Also, if you have computers, you can have boxes and drops normally installed making it easier to run cable and network cables to all the rooms.

Buying Modular gives you ALOT of options. With all I know about the housing market (I'm also a certified appraiser), I wouldn't buy a mobile home unless it was a STEAL and normally that means buying off the lot out of current inventory - but it better be CHEAP! I would however, have no issues buying a modular, in fact, if we ever build a house our selves, I think we'd get a two story modular with a basement.

Good Luck! And make sure to Shop Around!

I would have to disagree with that statement, at least for where we are in the northeast. Mobile homes around here are maintaining value, and we see lots of people downsizing, so the market is there. I think if you are talking old mobiles there are no finance companies that want to deal with them. But the OP is talking about buying brand new. We bought our manufactured / mobile home 6 years ago, our tax value now is $10,000 more than it was 6 years ago. We could sell it for almost twice what we paid, if we wanted. New manufatured homes are nothing like old ones.

 

[jenseib]

I haven't read the replies, and am short on time right now...but wanted to add my 2 cents. We live in a cape cod modular. We had to do the upstairs ourselve (we had some construction friends actually finish it off for us). But we got ours even cheaper than normal, as we bought the model home. So we talked them down, and when they wouldn't go any lower, we said throw in the furniture (it was furnished, being that it was a model) and we have a deal...and they did. So you might want to look into models that are going to be sold too. They only keep them a few years , then go with newer styles.
We love our house. We had land already. We finished the upstairs and added a garage and basement. We got a lot of bang for our money