”Ma” Williams, manufactured and modular homes

Manufactured Homes

Modular Homes

Stick-built Homes

Building Codes Homes built in a factory following Federal Government HUD Codes, not local building codes. The HUD Code requires that all mobile homes be manufactured on a non-removable steel chassis (steel building platform). Modular homes are treated as stick-built homes and must follow all local zoning codes, local building codes and regulations. In California these homes are considered “factory built” and are built to an International Building Code (IBC), same as any stick-built in California. Stick-built homes are subject to the local building codes and to the local zoning regulations. Stick-built homes are built to the International Building Code in California (IBC).
Floor Plans/Design Ma Williams has more than 200 floor plans available through Skyline, Silvercrest, and Hallmark. These range from 500 to over 3,600 square feet (single story and two story homes) with attractive designs and customizable features. No construction occurs until the homeowner picks the design. Modular homes are normally highly customized in their interior and exterior appearances. The builder supplies plans to help with this process. In some cases it is even possible to have your personal architect design a home and then forward the plans to you modular building center. These homes can be customized to the owner’s  preferences. Sometime developers will buy large plots of land, divide it into smaller plots and build identical homes next to each other. You can also hire an architect to design your home according to your preference, or purchase home plans online and hire a contractor to follow those plans.
Maintenance Cost These homes are built in a climate-controlled factory using high quality materials and precision building techniques that result in a quality finished product. Manufactured homes are intentionally designed with additional insulation and other energy savings to reduce your maintenance costs. These homes are built in a climate-controlled factory using high quality materials and precision building techniques that result in a quality finished product. Modular homes are intentionally designed with additional insulation and other energy savings to reduce your maintenance costs. Since they are built on-site in all types of weather, the quality of the product may vary. Research has shown that stick-builts are more likely to require repairs and higher maintenance costs.
Price Manufactured Homes are priced less than either modular or stick-builts. On site costs for developing land, engineering etc. is also less expensive. Modular homes (factory construction as well as engineering and site work) cost about 20% more than a manufactured home of the same comparison, but less than a stick-built. New stick-built construction of the same quality and comparison tends to cost up to 25% more than modular homes. They cost substantially more than manufactured homes.
Resell Value The value of a manufactured home value on a permanent foundation will appreciate or adjust with the market. Modular homes can increase in value over time given the prevailing area marketing conditions. These homes can be improved or expanded on site to accommodate owner’s preferences. Stick-builts will increase in value over time. They can be improved and expanded to accommodate a new owner’s preferences.
Appraisals Financial institutions offering loans for manufactured homes will require 2 comparable sales of other manufactured homes in the vicinity that have closed escrow within a 6-month period. Appraisers are also allowed to include traditional and modular homes as comparables for value if they deem it appropriate. Financial institutions do not distinguish between modular homes and stick-builts for value, unless the modular home is built as a “Hudular home*”. It is very important for value and financing purposes that if you decide on purchasing a modular home, it is a TRUE modular home (OFF FRAME)!*Hudular Homes are built to International Building Code (IBC); however, they are built “on frame” same as manufactured homes. Stick-built financing institutions and appraisers will compare modular and other stick-builts for the appraised value.
Financing Real estate financing is available for Manufactured Homes with a permanent foundation on fee simple property. However, the interest rates are normally 1/2 point higher than modular and stick-built financing. Financing for Modular homes are the same as for stick-built homes. FHA, VA, Calvet, Conventional, and Construction loans are all available at the same interest rates as a stick-built. Financing for stick-builts is the same as for Modular homes. FHA, VA, Calvet, Conventional, and Construction loans are all options.
Timeframe Custom Manufactured Homes placed on private property will normally have a 3-6 month timeframe depending on the process. The main time benefit with manufactured homes is the pre-emptive HUD Code. That allows for homes to be streamlined through plan check at the building department; these homes are federally approved, which supercede local building jurisdictions. This timeframe would include obtaining financing, permits, factory production time, and on site completion. The normal timeframe for modular home building is 5-7 months, allowing for the processes of obtaining financing, permit processing, engineering, production and on site completion. Beginning construction in the factory while the foundation is built can reduce project time. Because the plans are California approved the plan check at the building department tends to take less time than a stick-built. Also, weather has almost no impact on building the home. The normal timeframe for stick-built is substantially longer than manufactured or modular. These homes usually have to go through architectural design, engineering, building department plan review several times before the plans are approved. Since all construction occurs on site, the sequence of work cannot go forward until the previous work has been completed. The work schedule is also dependent on weather conditions.
Appearance There are many features available for manufactured homes that will facilitate a more similar look to that of a traditional custom home. There are many manufactured homes on fee simple real estate that are assumed to be stick-built homes because of their attractive appearance. Appearance can be the same as any traditional stick-built home. You can add any style of window, door, wall or architectural feature you prefer. Modular homes have a bit more flexibility than manufactured homes, since the final look of home can be completed on site. Once completed, you cannot tell the difference between modular and site-builts. Appearance can be customized to the home owner’s preference.
Building Process The procedural gains from assembly-line manufacturing saves time and money, which results in much lower prices for our customers. Labor costs are also reduced. Modular homes enjoy the benefits of factory assembly line construction. This efficient process removes delays caused by weather or vandalism, and results in a cost savings as well. This is the most costly building process because much of the construction is customized. It is also vulnerable to vandalism and weather delays, that can result in warped wood from exposure to the elements.
Green Building A home built in a factory environment is earth friendly. Prefabrication techniques reduce waste, offer energy-saving designs and improve manufacturing and construction efficiencies. Building a home in a factory environment is earth friendly. Prefabrication techniques reduce waste, offer energy-saving designs and improve manufacturing and construction efficiencies. Building homes on site results in unused and excess material waste generated during the construction or renovation process. These materials (concrete, bricks, asphalt, wood products, plaster, metals, plastics, and insulation) comprise approximately 15-30% of all waste disposed of in landfills.
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