A common question from those interested in developing land is whether zoning allows for mobile homes. A brief history and explanation can bring clarity and assist buyers in selecting a preferred home type since.

History of the Mobile Home

Technically, mobile homes were only built prior to 1976 when the Department of Housing and Urban Development (HUD) implemented federal regulations as to how these types of homes could be built. Prior to 1976, mobile homes were designed to be transported much like RVs today. They were designed to be attached to a vehicle and built on steel I-beams. Concerns about the safety of these homes and access to proper sanitation prompted HUD to establish construction codes. From these codes, prefabricated homes home emerged. The most well known prefabricated homes are manufactured homes and modular homes.

Manufactured Homes

Manufactured homes, which is really the new label for what was once called “mobile homes,” are built in factories on steel chassis then transported, sometimes in pieces, and re-assembled on location. Smaller, single section manufactured homes can be moved in one piece. Double or triple section homes cannot be moved in one piece. These homes are built to meet federal specifications for safety, especially related to weather, quality, and materials. Some may be movable after assembly, depending on the type of foundation. Manufactured homes are considered personal property and can be moved. Customization options can be limited. HUD requires a modular home measure at least 320 square feet.

Manufactured homes are often cheaper than modular homes, but they also have lower resale value. Conventional mortgages cannot be used for manufactured homes. Buyers may have difficulty securing financing, though some manufacturers offer their own financing or payment plans. Chattel loans, which are more convenient to secure but have higher interest rates than mortgage loans are the most common loans used for purchasing a manufactured homes. They also have shorter terms than 30-year mortgages. However, some lenders, including certain FHA loans, offer a specific manufactured homes loan. Manufactured homes usually require a unique insurance policy due to their mobility and construction.

Modular Homes

Modular homes are constructed similarly to manufactured homes. They are created in factories and delivered to a home site with up to 90% of what is needed in a finished home already in place. They are rarely transportable in one piece. Modular homes are built to state and local codes. As a result, they differ based on where they are built. Modular homes cannot be moved after assembly. They are built on a foundation and can even be sturdier than site-built homes. Many include an attic or crawl space. 

Modular homes are considered real property like traditional homes. Modular homes follow the same market trends as site-built homes. These homes often offer more financing options. As long as the home has a permanent foundation, buyers can obtain government-backed mortgages, such as HUD, Veterans Affairs, and USDA. Even if the buyer does not own the land, FHA Title I loans can be used to purchase a modular home. Buyers usually have additional customization options. Modular homes need a standard homeowners insurance policy with most insurers.

A clearer understanding of home types will help buyers select and purchase the right fit in keeping with zoning requirements. To review our inventory of vacant land, visit https://e24land.com/ or contact us with zoning questions at (636) 695-8800.

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