Manufactured Housing
Manufactured housing represents a significant portion of the dwelling units in some areas. These units offer all the amenities and many of the design options found in conventionally framed homes; however, there are some special issues to be aware of.
Manufactured housing (MH) is the technical term used to describe a type of dwelling unit that is constructed in a factory in accordance with standardized building codes and transported to a site for installation. A manufactured home can be a single-section unit or a multi-sectional unit joined together at the site. Modern manufactured housing offers a wide variety of styles and prices. While typically less expensive per square foot than traditional site-built homes, higher-priced features are now readily available options.
Many manufactured housing buyers are now wisely requesting a home inspection prior to purchase. While most homebuyers will already have addressed the pros and cons of buying a manufactured home house before a home inspection is performed, in some cases there may be some lingering concerns, especially for first time buyers, that their MH unit is not constructed to the same quality as traditional site-built housing. Fortunately, federal code requirements now help to ensure that all newer MH units meet minimum performance standards. Every manufactured home offered for sale must have a seal affixed to it certifying that it was inspected during construction and meets these construction and safety standards, which regulate factors such as materials, strength and durability, fire resistance, energy efficiency, and also prescribe the performance standards for the electric, plumbing, and mechanical systems and thermal insulation.
Manufacturers also have warranty programs, which may provide additional protection for certain defects in workmanship in factory-installed components. These warranties will not provide coverage for damage resulting from improper transport or installation, inadequate maintenance, or owner negligence.
Homebuyers should obtain and review a copy of all warranties and request certification from the dealer or seller that the installation complies with federal codes, manufacturer installation instructions and any local requirements. Additional warranties may also be available from installers, transporters, dealers, and appliance manufacturers.
Unfortunately, while standards have been implemented to improve the overall quality of manufactured housing, the procedures for installation of the unit on a permanent foundation and the methods used to complete any post- installation renovations are not as well regulated. It is not sufficient to merely place a manufactured home on a properly constructed foundation or to make structural alterations applying the same principles as would be used with site-built houses.
While every manufacturer is required to provide installation instructions, the actual installation is not within their control. In most cases, the manufacturer needs to be consulted to determine how to address unusual site conditions or how to make alterations. If the unit is not level on its foundation, the weight of the components will not be distributed evenly. This could result in problems such as doors that do not open and close easily, or floors and walls that buckle. To help prevent an installed manufactured home from shifting and becoming damaged, it must be anchored to the ground according to the manufacturer's instructions and/or local codes; however, even these measures may not prevent damage from very high winds or severe storms, or when soil stability problems exist.
A home inspection may sometimes provide helpful information on anchoring and installation issues; however, a home inspection does not include evaluation of soil conditions, or verification of compliance with the manufacturer's or local installation requirements. Key areas or components are often not visible or readily accessible after the unit has been installed.
We recommend you walk through your prospective home just prior to closing, and periodically after occupancy, to assess whether the home is level, as soil conditions may change or foundation supports may settle unevenly over time. The area around and under the house should also be checked regularly for any signs of poor grading, water accumulation, high humidity, or any other detrimental water conditions, which may cause serious damage to the home if not immediately corrected.
In newly manufactured homes, or even existing ones, finishing work such as an enclosure around the understructure (crawlspace) may still be needed. For multi- sectional units, finishing may include applying molding and finish materials on the interior or completing trim work on the exterior siding.
Water heaters and other mechanical components are typically located in closets, making them inaccessible or difficult to inspect or service. Combustion air and ventilation provisions must be maintained for these units for proper combustion and indoor air quality. Protection from water-pipe freeze-up must also be considered in many areas.
The polybutylene (PB) water piping used in many MH units, notably those manufactured prior to 1995, was the subject of several class action lawsuits and settlement. If pipe leakage has occurred or if there are any other questions about the PB piping, contact a plumber or the manufacturer to determine if any assistance is available under a product defect settlement program or a manufacturer warranty.
MH standards require construction to specific energy efficiency levels for each temperature zones. A certificate should be posted inside of the house indicating pertinent energy information. A MH unit should not be installed in a climate zone for which it was not designed.
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