If you’re reading about off-site built homes, you’ll probably see several different terms used, and it can definitely be confusing to understand the differences between them. But that’s why I’m here to help!
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Basically, off-site built homes are built inside of a facility and then delivered to the home site, where final setup details take place before move-in day. This is compared to a site-built home, which is it built at the home site, like its name suggests. You may also hear off-site built homes called “prefabricated” or “prefab” homes because of the construction process used to build them. Make sense so far?
The types of off-site built homes include manufactured, modular and mobile homes. Manufactured and modular homes can look very similar to each other, and both can also look like traditional site-built homes. The main difference between them is the building codes they’re built to, which we’ll talk more about below. You’re probably also wondering where those older mobile homes you may have some preconceived ideas about fit into these definitions. So, let’s break down the details and what it all means.
Let’s start with some brief but important history. Sometimes, people will still use “mobile home” or "trailer" to refer to the manufactured homes you see today, but you may be surprised to see just how much off-site built homes have evolved over the decades.
Mobile homes first became popular due to the higher demand for affordable housing after World War II, but there wasn’t a lot of oversight when it came to the building standards and materials that were used. These early mobile homes looked a lot like campers or trailers, with a trailer coupler and wheels. They could be set up on concrete blocks, wooden blocks, metal stands or a concrete foundation.
However, those older mobile homes were distinguished from modern manufactured homes in , with the National Mobile Home Construction and Safety Act. In , this was followed by the HUD Manufactured Home Construction and Safety Standards — usually called the HUD code — which set federal standards for manufactured home safety and construction, including areas like:
These codes then led to many of the innovations you’ll find in modern manufactured homes, which we’ll take a look at next.
Today’s manufactured homes are extremely different from mobile homes built prior to , both in terms of their construction and their design. Manufactured homes are built using quality materials and streamlined construction processes, inside climate-controlled facilities and according to the HUD Code.
They come in a wide range of styles, from modern to farmhouse to traditional, and can range in size from under 1,000 sq. ft. to over 2,000. You’ll also find many popular features, like built-in storage solutions, spacious porches, attached garages, luxurious primary suites and designer kitchens, all similar to modular or site-built homes.
And aside from the building codes they’re constructed to, something that can set manufactured homes apart from other homes is the type of foundation they’re on. Manufactured homes typically have what’s called a pier and beam foundation, which means they can usually be relocated by a specialized contractor. Depending on factors like where the home will be located, a manufactured home can also be placed on a permanent foundation, crawl space or basement.
Clayton also offers several CrossMod® home models, which are also built according to HUD code. CrossMod® homes combine some of the advantages of both off-site and site-built homes for an innovative option. They’re constructed inside of a building facility like a manufactured or modular home and include features that make them look more like a site-built home, such as an elevated roof pitch, garage, covered porch and permanent foundation.
Because of the features CrossMod® homes have, they can appraise similarly to a site-built home and increase in value over time, depending on the housing market.
And now that you’re feeling confident about the difference between mobile and manufactured homes, it’s time to talk about modular homes.
Like manufactured homes, modular homes are constructed inside of a facility and then transported to the home site, where the finishing touches take place.
The main difference between manufactured and modular homes is that while manufactured homes are built to meet HUD code, modular homes need to follow all of the applicable state and local building codes. This is more similar to the way site-built homes are constructed.
The exact codes and standards a modular home is built to can vary based on the state the home will be located in, as well as the county, city or township. For example, some states, like North and South Carolina, have standards about the appearance of a modular home that regulate the minimum roof pitch, roof overhang length and foundation wall requirements. Some areas may also require modular homes to be permanently installed at the home site without a steel frame, while others allow on-frame foundations and lower roof pitches.
Modular homes also offer the same variety of beautiful styles and features you’ll see in modern manufactured homes. However, the building codes mean it can sometimes be easier to adjust a modular home’s floor plan to fit a buyer’s customization needs. In addition, a modular home may be a more expensive option than a manufactured home, although both options can fit with a wide range of budgets.
Choosing between a manufactured or modular home often depends on factors like your location and budget, and a home consultant at your local Clayton home center can definitely help you determine which might be the right fit for you.
And now, let’s wrap it up by talking about what all of these options can mean for today’s home buyers.
A manufactured or modular home from Clayton can be a great choice for you and your family for many reasons. First, we construct our homes across the country inside of our home building facilities, using efficient methods that allow us to reduce both material waste and delays because of factors like bad weather. This is part of what helps us offer home buyers more affordable options.
Clayton also uses materials from leading home building brands, so our homes include quality products right down to details like the windows, door hardware and appliances. We also build with energy efficiency in mind and include smart home features like an ecobee Smart Thermostat® in all our new homes to help buyers save energy and reduce the overall cost of homeownership.
As I mentioned earlier, it’s also about being able to choose from a variety of styles and features. Many of Clayton’s manufactured and modular home models offer several options when it comes to flooring, cabinetry, paint colors and exterior siding, as well as different kitchen or bathroom layouts. So, from five-bedroom homes full of farmhouse details to single-section models that incorporate tiny home design to everything in between, we’re all about helping you find what fits your life and needs.
Since , Clayton has made the dream of homeownership possible for more people by offering affordable, beautiful homes that are built to last. Want to see more of what we have to offer? Head to our Find a Home page to see manufactured and modular home models that are available in your area.
CrossMod is a registered trademark of the Manufactured Housing Institute. All trademarks are the property of their respective owners.
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Modular and manufactured homes are two types of housing that are generally more affordable than traditional site-built homes. Understanding the key differences between these property types is essential for anyone interested in learning more about how to buy a house.
Explore how modular and manufactured homes are different, so you can determine whether one of these options is the right fit for you.
Like a traditional home, a modular home is placed on a permanent foundation. The construction of a modular home must comply with local building codes and standards in the area where the home will sit. The house is partially constructed in a factory and shipped to the homeowner’s lot.
Modular homes come in all shapes and sizes. In many cases, it’s hard to tell the difference between a modular home and a traditional stick-built home. Similar to standard homes built on-site, modular homes fluctuate in value with the traditional housing market.
Most banks and mortgage lenders offer financing on modular homes, which means that buyers will have a more diverse range of options when it’s time to purchase their home.
Often called a mobile home, a manufactured home is built in a factory or warehouse in accordance with building codes set by HUD. This type of home is then transported from the factory to the home site – either in sections or as a whole – and installed on a temporary or permanent foundation.
Modern manufactured homes can come in three general floor plans:
Rocket Mortgage® offers financing for manufactured homes built on a permanent structure on or after June 15, – the date the HUD code setting federal safety standards on manufactured houses went into effect.
“Mobile home” and “trailer” are often used to describe modern manufactured homes, but the terms are a little outdated. Manufactured homes are typically referred to as mobile homes because they are built in a factory and generally don’t have a permanent foundation. Rather, they’re constructed on a steel chassis that can be affixed to land.
Manufactured homes can also be transported from one place to another, so they’re considered “mobile” in nature.
Modular and manufactured homes can be customized – at least a bit – to fit your needs. Explore some of the ways you can design your modular or manufactured house.
Modular home plans come in all shapes and sizes, from tiny homes to two-story colonials. A modular home can have many custom features, including an attached garage, a wrap-around porch and a floor plan of your choosing.
Manufactured homes have also come a long way from the basic single- and double-wide days. While newer manufactured homes may not be as customizable as modular homes, they still come in various architectural styles and with floor plans and add-ons that can meet your needs.
Mortgage loans are secured by real estate or land, plus the permanent fixtures that are built on the land. Modular homes are placed on a permanent foundation. Once assembled, a modular home is treated exactly like a site-built home, meaning it can be financed with a traditional mortgage.
Financing a manufactured home is a little more complex. The difference between a mortgage to buy a modular versus a manufactured home lies in the legal definitions of real property and personal property.
Essentially, personal property is movable property and real property is immovable property. Real property includes land and anything attached to the land. Some lenders don’t finance the purchase of a manufactured home because the land on which it sits is generally rented, and the home itself can be moved. So, manufactured homes often aren’t considered real property.
While manufactured homes are commonly financed with a conventional loan, FHA or VA loan financing may be available.
Keep in mind that Rocket Mortgage offers financing on manufactured homes built on or after June 15, , that are permanently affixed to real property and have a HUD tag.
Modular homes are subject to the same zoning laws as site-built homes, likewise making them more like traditional homes than are manufactured homes.
Manufactured homes are constructed according to a code administered by HUD. The foundation for manufactured homes also depends on local building codes. With zoning, local ordinances on land use can restrict where manufactured homes are placed.
For example, if a manufactured home is built for a specific state and the buyer cancels their order, the home may need to be resold to a buyer in that state.
If you’re deciding between a modular home and a manufactured home, it’s important to be aware of how the two differ and how they’re alike. Finding a house that will appreciate over time and that has a lot of options for upgrades and expansion is possible with the purchase of a modular home.
However, if you’re more interested in saving money and having the ability to move your house from one place to another, a manufactured home may be the better choice for you.
Thinking about financing a manufactured home and ready to move forward in the home buying process? Start an application online today.
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