Are Manufactured Homes and Mobile Homes the Same?

October 31, 2024

By Matt

If you are looking for an affordable housing option, and you hear terms being thrown around like manufactured, mobile homes, or modular homes, you might be confused if they are the same thing, and you also might be wondering about the quality differences between them. For the purpose of this article, we are going to dive into the details and differences between manufactured and mobile homes.

What Are The Differences Between A Manufactured Home And A Mobile Home?

It’s easy to think that a manufactured home and a mobile home are identical. Well, we’re here to explain the key differences…

  • Age
  • Construction 
  • Design
  • Financing 
  • Location

Age 

After World War 2, there was a great appeal to owning a home that could move around the country. Thus, the mobile home movement began. However, most mobile homes were not created responsibly, leading to government concern. 

In 1974, the U.S. Department of Housing and Urban Development (HUD) created more stringent requirements for mobile homes, moving forward. Buildings constructed before June 15, 1976, are considered mobile homes. Put another way, all buildings crafted after June 15, 1976, are called manufactured homes. If you’re good with years, pop 1976 into your memory archive. 
Here is an example of an older “mobile home”.

Construction

Back when homes didn’t require stringent construction regulations, mobile homes somewhat resembled trailers. They were built with wheels, allowing them to travel wherever the family pleased. In contrast, manufactured homes must follow HUD code. What does this mean? All manufactured homes must be at least 320 square feet and built on a permanent chassis, which is simply a base with wheels. After the manufactured home is delivered to its permanent location, the chassis must be removed. As you can see, manufactured homes are not mobile, in the end. 

Design

Before HUD placed regulations on mobile homes in 1976, mobile homes were quickly designed in mass. From one end to the next, they were crafted on steel l-beams with wheels that allowed them to be transported to the desired final destination. Once it arrived, they were placed upon a foundation: metal stands, concrete, wooden blocks, etc. 

Today, HUD code ensures that the design of manufactured homes consists of quality materials and operations within a climate-controlled building site. The design of these manufactured homes makes it possible for them to be moved to a permanent foundation or be moved by a professional manufactured home company if you decide to relocate. However, check your local building and zoning codes, before you plan any significant moves. 

Financing

Financing and insurance can become very tricky for mobile homes. Why? Since they were crafted before 1976, they don’t follow current HUD regulations, meaning they can be quite difficult to insure. 

In contrast, you can finance your manufactured home to include “normal” mortgage payments, making it even more affordable and financially accessible. Of course, it’s a good idea to insure your home in case of fires, floods, or other natural disasters. Fortunately, manufactured homes can be insured. 

Location

Mobile and Manufactured homes can be found in trailer parks, campgrounds, or other transient locations. Often, mobile homes are placed on rented land. However, it is important to check local zoning laws since some areas of the United States have outlawed mobile homes. 

Here is an overview of the differences between mobile and manufactured homes.

Mobile Homes Manufactured Homes 
AgeBuilt before June 15, 1976Built after June 15, 1976
ConstructionDidn’t follow any stringent construction regulationsFollow the HUD code
DesignBuilt on l-beams and placed on wheelsBuilt on a chassis and placed on a permanent foundation
FinancingHard to refinance and receive insuranceCan include normal mortgage payments with housing insurance 
LocationUsually placed on public property such as trailer parksBuilt on permanent foundations, often on privately owned property 

What Are Three Types Of Manufactured Houses?

While you can customize your manufactured home, typically they are built in three different models:

  • Single-wide
  • Double-wide
  • Triple-wide

And what does this mean? Keep reading…

Single-wide

Anywhere from 600 to 1,200 square feet, these are the most common manufactured houses since they can be transported in one section at a time. Because they have limited space, they may only have one bathroom (or more if it’s a larger unit), one to three bedrooms, a small kitchen, and a living space. 

Double-wide 

A double-wide manufactured home is usually anywhere from 1,200 to 2,400 square feet. They are built in the factory in two sections and joined together on-site. The extra space allows for larger rooms, more bathrooms, and a greater living space. 

Triple-wide

While manufactured homes may give the connotation of small living, the triple-wide is anything but “small.” With over 2,000 square feet, triple-wide manufactured homes are a great solution for small business owners or large families. These buildings are crafted in three sections and assembled on-site.

How To Tell If Its A Manufactured Home? 

Good question. There are a few things to check for to determine whether or not you have found a manufactured home…

  • Data plate
  • Construction
  • Foundation
  • Building codes
  • Features 
  • HUD tag

Let’s dive into each point extensively, empowering you to spot a manufactured home easily and effectively!vely, empowering you to spot a manufactured home easily and effectively!

Data plate

If you find a data plate within the home with the manufacturer’s information – name, serial number, and model – then you can be sure that this is a manufactured home. If you’re not sure where to look, check out the utility room or a closet. 

Construction

Although you may find a single-wide, double-wide, or larger manufactured home, a great giveaway that this is indeed a manufactured building is the presence of a chassis (a platform with wheels). 

Foundation

While a manufactured home can be installed on a normal foundation that many other homes are built on. Often they are installed on pier-and-beam, slab, or pit foundations.

Building Codes 

A manufactured home must comply to HUD building codes. With these restrictions, a manufactured home will have a red certificate on each portion of the transportable building. And as we’ve said before, according to HUD regulatio ns, they will be set on a permanent chassis.

Features

At first glance, a manufactured home may appear to look like a traditional house, but when you look closer it has a few distinctive characteristics. For example, manufactured homes often have lower ceilings than the average home and are usually much smaller than a more traditional home. 

HUD Tag

We’ve saved the easiest one for last, in case you started to despair. Look for a red metal tag that will say, “The manufacturer certifies to the best of the manufacturers’ knowledge…” If you see this, you’ll know that this building is a manufactured home built according to HUD building code. 

What Is Another Name for A Manufactured Home? 

Modular HomesSometimes manufactured homes are referred to as modular homes. But they are NOT the same thing. While both modular and manufactured homes are designed and constructed in factory settings, modular homes must be constructed to your local building codes, not just HUD standards. Additionally, modular homes are built to the exact same quality specs as a traditional home.

What Is Cheaper: Manufactured Home or Mobile Home

Okay, with that out of the way, here’s the short answer: overall, mobile homes are cheaper than manufactured homes

Why?

Well, since mobile homes were built way back in 1976 or before (yes, almost the dinosaur ages), they are usually not as well built as the manufactured homes of the 21st century. This leads to cheaper prices because the quality is not as high as manufactured buildings. Mobile homes depreciate much faster than manufactured homes, leading to even lower prices in the future.  

While older mobile homes are usually the cheaper route, we would suggest opting for a newer manufactured home since you can have more trust in the quality of the workmanship.

However, if you are in the market for a manufactured home and quality is your number one concern, you should definitely go a step further and consider modular homes which are manufactured to high quality specifications.

Mobile Home Vs. Manufactured Home HUD 

Sometimes ‘mobile home’ and ‘manufactured home’ are used interchangeably, but according to the HUD Manufactured Home Construction and Safety Standards, a manufactured home is one built according to HUD codes after June 15, 1976. On the flip side, a mobile home is a movable home built before June 15, 1976. 

What does a manufactured home HUD building code require? According to HUD regulations, all manufactured homes must be constructed in a climate-controlled facility. All manufactured homes are required to withstand wind, storms, and other environmental realities. While the building process is underway, regular inspections must occur by HUD-certified inspectors, ensuring that the quality of the building is compatible with HUD standards.

Each manufactured home must be compliant with fire, electrical, and plumbing codes. After a manufactured home is completed, it will receive a HUD certification which will be placed on the home. Additionally, a data plate will be issued and put in the manufactured home, complete with the manufacturer’s name, serial number, and model. 

Since mobile homes were created before HUD regulations existed, you may find that they are of lower quality than manufactured homes.
So, Are manufactured homes and mobile homes the same?

So, Are manufactured homes and mobile homes the same?

Well, hopefully, you realize that it’s both yes and no. If you need a little recap, here it is:

  • Manufactured homes: Built after June 15, 1976, according to HUD regulations and standards.
  • Mobile homes: Built before June 15, 1976, and didn’t require compliance with HUD regulations and standards.

Is A Manufactured Home A Good Investment? 

The short answer is that it depends! They require less upfront costs than other types of housing, but there are also a few cons. Here is a list of a few things to think about.

Pros Of Manufactured Homes

1. Faster Build Time 

Since every manufactured home is built in a climate-controlled environment, construction continues rain or shine or hail or sleet or…you get the point. While traditional house building will have to stop with the whim of nature, work will go on in the factory for your new manufactured home! 

2. Flexibility 

A manufactured home allows you to locate in different locations, from trailer parks to campgrounds to your private lot. 

3. Affordability

Because you can generally purchase a manufactured home for less than a traditional home, you’ll can put your money towards other needs in your personal life or family. 

4. Lower Maintenance In The Short Term

When compared to older traditional homes, new manufactured homes free up your need to keep maintenance needs in check.

Cons Of A Manufactured Home

1. Ongoing Costs

If you place your manufactured home in a public space (campground or trailer park, etc.), you will have to pay recurring fees. 

2. Zoning Regulations

Depending on where you live, zoning regulations may limit where you can place your manufactured home permanently. 

3. Resale Challenges

At times, people may find that it is a bit harder to sell their manufactured home than a traditional home.

4. Issues With Appreciation

Manufactured homes located on private property have the potential to also appreciate, but generally will not appreciate in the same way that a modular home or traditional built home will. That said, this can vary on location, upkeep of your manufactured home, current housing market, and many other factors.

Time To Consider A Modular Home

At Riverview Construction, we specialize in building outstanding quality modular homes. Modular homes are built in a factory and brought to your land in sections and assembled on site. Here is a picture of our team putting one together.

Modular homes give you many of the cost saving benefits that manufactured homes enjoy, but eliminate the resale, zoning, and ongoing costs associated with manufactured homes. Once built on a solid foundation, modular homes are no different than traditional built homes. As such, a modular home truly is a truly sound investment.

At Riverview Construction, we craft fully customizable modular homes that allow you to receive the house of your dreams without breaking the bank. To top it off, we don’t limit your options. If you need a basic one-story house, our Ranch homes will fit the deal. The Riverview Cape Cod is a double-wide modular home, giving extra space for an office, home gym, and more. Moving on to more luxury modular options: our 2-story modular homes and large 4-bedroom modular homes are complete with two stories and provide endless options for modifications and customizations. 

Ready To Get Your Own Modular Home?

We are proud to offer top quality modular homes that are built in climate-controlled environments according to high energy-efficient standards. Crafted with a ten-year structural warranty, you can rest assured of the quality of our modular homes.

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