What is the difference between mobile home and manufactured home

Q: Is a double wide the same as a manufactured home?

Eligible manufactured homes will be considered double wide” will be no less than 20 feet in width and have no less than 600 square feet of living space inside. Some people think of a double wide” and think it must be at least 16 feet wide, but the industry marker is actually just 12 feet.

Back to Posts

NLC Loans offers manufactured home financing when many other lenders do not. One of the most common questions we receive as a manufactured home lender is “what is the difference between a manufactured home and a mobile home?” There are some very distinct differences between the two that will make it very simple for you to tell.

Table of Contents Show

What is the difference between a mobile home, manufactured home, and a modular home?
Common Misunderstandings
Modular vs. Manufactured Home Construction
Basic Construction Differences
Foundations
Considerations
Additional Educational Resources
Oak Creek Homes is the Oldest Manufactured Home Dealer in Texas!
Is manufactured the same as mobile home?
Is a double wide the same as a manufactured home?

Permanent Foundation

The most important distinguishing characteristic between a manufactured home and a mobile home is the status of its foundation. Mobile homes use a mechanism called “tie downs” to anchor them to the ground. Tie downs keep the mobile home in place and are very reliable, but they are designed so that the home can be moved from place to place.

Manufactured homes that are eligible for financing through NLC Loans have permanent foundations, such as a poured basement or a concrete slab. A home may also be considered to be eligible if it is scheduled to be placed on a permanent foundation before the loan application is processed.

Sufficient Size and Square Footage

Mobile homes come in a variety of sizes, as do manufactured homes. Some mobile homes are considered to be “single wide”– meaning that they are usually 8-12 feet in width. They may have as little as 400 square feet of living space inside. Eligible manufactured homes will be considered “double wide” will be no less than 20 feet in width and have no less than 600 square feet of living space inside.

Some people think of a “double wide” and think it must be at least 16 feet wide, but the industry marker is actually just 12 feet. As long as a manufactured home is 12 feet wide at minimum and meet the minimum square footage requirement of 600, it can be considered eligible for financing or refinancing at NLC Loans.

Land Owned by the Homeowner

In order for a manufactured home to be eligible for financing at NLC Loans, it must be located on land that is owned by the person who owns the manufactured home. Whether this is a small city lot or a huge country parcel of an acre or more, the lot of land in which the home is located must be owned by the homeowner.

Many mobile homes are located on land that is leased from an owner or agency. Some mobile home developments have “lot rent” or monthly “lot fees” associated with living in the development. A home that is located on leased land of any kind will not be considered to be an eligible home.

Manufacture Date

Eligible manufactured homes will have manufacture dates on or after June 15, 1976. Manufactured homes built before this date are automatically considered to be mobile homes, even if they meet the other requirements. The Department of Housing and Urban Development designated this based on manufacturing guidelines and eligibility for federally-funded mortgage products.

Ready to Buy or Refinance?

If you are ready to buy or refinance a manufactured home, or if you have more questions about manufactured homes, call one of NLC Loans’ Personal Mortgage Advisors toll-free at 877-480-8050 for a free, no-strings attached mortgage evaluation and to get pre-approved if you plan to purchase.

What is the difference between a mobile home, manufactured home, and a modular home?

There are a lot of misconceptions when it comes to the terms: mobile home, manufactured home, and modular home. In a nutshell, here’s the difference: Manufactured homes and mobile homes are both regulated by HUD, the Housing and Urban Development division of the federal government. According to HUD, a factory-built home prior to June 15, 1976 is a mobile home and one built after June 15, 1976 (when HUD code was first established) is a manufactured home. Both mobile homes and manufactured homes are prefabricated structures, built in a factory on a permanently attached chassis before being transported to site. A modular home, on the other hand, is built to the same local, county, and state building codes as a site-built home.

Let’s take a deeper look at today’s home construction processes for both a manufactured home and a modular home and see how the two compare.

Common Misunderstandings

The only difference is how they are set up
There is a difference in how they look
There is a difference in how they are delivered
The foundation makes the difference

Modular vs. Manufactured Home Construction

Manufactured homes are built under the HUD construction code, first established in June 1976. HUD Determines the wind, snow, and energy loads that the home must meet. Manufactured homes do not require a permanent foundation. However, some lenders may require that depending on the loan program that you go through. When placed on permanent foundations they can be classified as real estate for taxing purposes, but will always be appraised as a manufactured home.
Modular homes are built in compliance with localized building and safety requirements, the same as site-built homes. Texas approved the IRC code for modular homes in 2001. The IRC code meets or exceeds the construction codes for site-built requirements and as such, allows for the placement of the modular coded home on to residential zoned properties. A municipality may not differentiate between modular homes built under the Texas IHB program and site-built homes. Check the deed restrictions on the property. The city cannot prohibit a modular home constructed under this program from being placed in an area zoned for single-family housing, or a modular office building from being placed in an area zoned for offices. However, you must abide by any deed restrictions and subdivision or architectural controls.

Basic Construction Differences

Typically a modular home will require a heavier lumber package with extra materials being incorporated into the wall structures and framing. Additionally, there are slight differences in the electrical systems, plumbing, and the HVAC systems.

When Oak Creek builds a modular house the following come with the home:

High efficiency furnace
Wind loads that can be up to 181 MPH
R38 roof insulation, R19 floor, R21 side walls
2 x 6 side wall studs – 16” on center
High profile shingles – 30-year warranty
25 oz carpet
Multiple 3rd party inspections before final approval

Foundations

All modular homes require a permanent foundation system. There are different styles of foundations – runners, ribbons, slab, stem wall, pier. Any system you use should be designed by an engineer and needs to pass local inspection. Modular homes can be built “on frame” or “off frame” depending on your preference. Off frame mods have 2 x 10 floor joists and the delivery chassis is removed from under the home.

Considerations

Financing: Who owns the land? Manufactured homes can be financed without involving the land as part of the transaction. In cases where there is family land or land being offered for use without transfer of ownership, manufactured homes are a great option.
Homesite Selection: Are there any zoning restrictions? Inside of city limits, manufactured homes may be restricted to certain areas or locations. Those restrictions do not apply to modular.
Budget: What budget are you working with? The cost to build a modular home will be higher than building a manufactured home

The small voice. – for lack of a better term, what do you feel in your gut?

Contact Us

We hope you’ve found this information helpful. Oak Creek Homes has over 100 floor plans to choose from. Many of our homes can be built with the modular construction standard. If you would like more information or have additional questions about manufactured home and modular home construction just fill out the form below. We’ll put you in touch with the home display center nearest you. A team member can help walk you through the process of home selection and design as well as assist with financing and site preparation for the home you choose.

Additional Educational Resources

Things to Consider when Choosing a Manufactured Home Builder

19 Questions to Think About Before Buying a Manufactured Home

Manufactured Home Buying: Part 1 – Choosing a builder and choosing a home

Manufactured Home Buying: Part 2 – Financing Options

Manufactured Home Buying: Part 3 – Home Site Selection and Preparation

Oak Creek Homes is the Oldest Manufactured Home Dealer in Texas!

Manufactured home builder Oak Creek Homes has been building mobile, manufactured, and modular homes for over 50 years! We have a home manufacturing factory in Ft. Worth, Texas and a home manufacturing factory in Lancaster, Texas. Oak Creek homes can be purchased at any of our 18 Home Centers across Texas, Oklahoma, and Louisiana.

We have built over 50,000 homes; quality designs for first-time homebuyers to spacious floorplans filled with long lists of options and comforts. There are a lot of reasons to feel comfortable about choosing Oak Creek Homes, from our available 7-Year Service Protection Plan* to our Quality Care** installation program.

Is manufactured the same as mobile home?

The Difference Between Mobile and Manufactured Homes The only difference between the two types of homes is the date they were built. According to HUD, a factory-built home prior to June 15, 1976 is a mobile home and one built after June 15, 1976 is a manufactured home.

Is a double wide the same as a manufactured home?

Eligible manufactured homes will be considered “double wide” will be no less than 20 feet in width and have no less than 600 square feet of living space inside. Some people think of a “double wide” and think it must be at least 16 feet wide, but the industry marker is actually just 12 feet.