Manufactured homes

What are manufactured homes?

A manufactured home is built in a factory to the HUD Code, the federal construction and safety standard run by the U.S. Department of Housing and Urban Development. It sits on a permanent steel chassis, travels to the site in one or more sections, and is then set up and connected on the lot. Each section carries a metal HUD label, and a data plate inside the home lists the factory, the label numbers and the roof load and wind zones the home was designed for.

The HUD Code has applied to homes built since June 15, 1976. Homes built before that date are usually called mobile homes, and the two terms are not interchangeable.

How they differ from modular homes

Both are built in a factory, and the finished homes can look alike. The difference is the code. A modular home is built to the state and local building code that applies to a site-built house and is inspected under a state program. A manufactured home is built to the single federal HUD Code, so one design can be sold in any state. For how the home itself is built, the HUD Code takes the place of local building codes. It does not decide where the home can go: zoning, setbacks and placement permits are still local decisions.

Who they're best for

Manufactured homes cover a wide range, from compact one bedroom units to three and four bedroom family homes. They suit buyers who want a home that is designed, inspected and labeled at the factory, and who have a lot that can take a delivered home. In California, state ADU law counts a manufactured home as an accessory dwelling unit, which is why many backyard ADUs sold there are built to the HUD Code.

Budgeting for one

The listed price usually covers the home. Delivery, setup, the foundation or support system, utility connections, permits and site work are often priced separately, and together they can be a large share of the total. Ask each seller what their price includes, and get the site costs in writing before you compare two homes.

Key considerations

• Placement: Ask your planning department whether a HUD-code home is allowed on your lot, and under what conditions.
• Installation: Setup and anchoring follow federal installation rules and state programs, separate from the HUD Code itself.
• Financing and title: Some lenders finance a manufactured home as personal property. When it sits on a permanent foundation and is titled with the land, mortgage options widen. Each state sets how that works, so ask your lender early.
• Paperwork: Keep the HUD label numbers and the data plate details. Lenders, insurers and local officials may ask for them.

How to choose

Start with the size and layout you need, then compare floor plans side by side. Check what the price includes, which roof load and wind zones the home is built for, and whether it can be delivered to your site. If you are weighing factory-built options, compare these homes with modular homes and ADU and backyard homes, and browse manufacturers to see who builds what.