In everyday conversation, we often hear the term ‘mobile home’ used interchangeably with ‘manufactured home’ when in reality these are distinct concepts. Date built, HUD code and perceptions are three key ways manufactured homes differ from mobile homes. In this article, we’ll discuss these differences to provide a clearer understanding of the difference between the two. Show Date BuiltMobile homes and manufactured homes actually share a common history which is why they are so often confused. In the 1920s, the popularity of the automobile led to people creating trailers, named as such because these vehicles ‘trailed’ behind the truck or van that was pulling it. Trailers were popular with vacationers who wanted to camp on the go. In the 1930s, manufacturers began to produce trailers on a mass scale in factories. Over time, they became bigger, longer, wider, and more elaborate. Families eventually started using these ‘house trailers’ as permanent residences and although they had wheels, they were typically not used for travel. In the 1950s, ‘trailers’ started to gain a poor public reputation, so the industry decided to rename them, calling them mobile homes instead. These mobile homes were situated on the property, but the wheels remained in place. They were not permanently attached to that property. Mobile homes were assigned VIN numbers and financing was similar to financing a car. In 1976, the industry stepped in again. It was decided that stricter standards for mobile homes should be set to ensure the quality of these structures which many people were now using as permanent residences. With these new codes came another name change – from mobile homes to manufactured homes. Therefore from a date standpoint, the term ‘mobile home’ is only appropriate if the structure was built before July 15, 1976. If the home was built after July 15, 1976, the correct term should be ‘manufactured home’. What Is HUD Code?The HUD code, enacted in 1976, is really what makes a manufactured home fundamentally different from a mobile home. The HUD code established federal standards for the building of manufactured housing. It involved regulating the construction and quality of all aspects of building a manufactured house, including:
It is important to note that before this time, these important features were not federally regulated. The HUD code was a huge step forward in ensuring quality manufactured housing. Therefore the term ‘mobile home’ refers to an unregulated construction that was built pre-1976, and the term ‘manufactured home’ refers to a housing unit that is constructed post-1976 following specific rules for design, durability, and safety. PerceptionThe final difference between mobile homes and manufactured homes is the difference in perception. We can see the influence of perception in the HUD code. At that time, mobile homes were perceived as low quality so in 1976, the industry enacted code changes and a name change to alter this perception. When people take offense to the term ‘mobile home’(when the structure is actually a manufactured home), it is often because of perception. Mobile homes are perceived as low quality, old, and linked to poverty. When the term ‘mobile home’ is used, it is not giving the manufactured home the credit it is due. Today’s manufactured homes are built according to very stringent building standards. They are beautiful, functional, and sometimes even indistinguishable from site-built homes. The change in perception is also impacting manufactured home financing. Whereas mobile homes(pre 1976) were financed like a car, certain lenders like Cascade offer manufactured home loans that are similar to loans for site-built homes and other real estates. By understanding these key differences, it is easy to see the terms ‘mobile home’ and ‘manufactured home’ are very distinct. When referring to a housing structure built within the past ~45 years, it is correct to use the term manufactured home, and using this correct term also helps you avoid any negative connotation with mobile homes of the past.  NLC Loans offers manufactured home financing when many other lenders do not. One of the most common questions we receive as a manufactured home lender is “what is the difference between a manufactured home and a mobile home?” There are some very distinct differences between the two that will make it very simple for you to tell. Permanent FoundationThe most important distinguishing characteristic between a manufactured home and a mobile home is the status of its foundation. Mobile homes use a mechanism called “tie downs” to anchor them to the ground. Tie downs keep the mobile home in place and are very reliable, but they are designed so that the home can be moved from place to place. Manufactured homes that are eligible for financing through NLC Loans have permanent foundations, such as a poured basement or a concrete slab. A home may also be considered to be eligible if it is scheduled to be placed on a permanent foundation before the loan application is processed. Sufficient Size and Square FootageMobile homes come in a variety of sizes, as do manufactured homes. Some mobile homes are considered to be “single wide”– meaning that they are usually 8-12 feet in width. They may have as little as 400 square feet of living space inside. Eligible manufactured homes will be considered “double wide” will be no less than 20 feet in width and have no less than 600 square feet of living space inside. Some people think of a “double wide” and think it must be at least 16 feet wide, but the industry marker is actually just 12 feet. As long as a manufactured home is 12 feet wide at minimum and meet the minimum square footage requirement of 600, it can be considered eligible for financing or refinancing at NLC Loans. Land Owned by the HomeownerIn order for a manufactured home to be eligible for financing at NLC Loans, it must be located on land that is owned by the person who owns the manufactured home. Whether this is a small city lot or a huge country parcel of an acre or more, the lot of land in which the home is located must be owned by the homeowner. Many mobile homes are located on land that is leased from an owner or agency. Some mobile home developments have “lot rent” or monthly “lot fees” associated with living in the development. A home that is located on leased land of any kind will not be considered to be an eligible home. Manufacture DateEligible manufactured homes will have manufacture dates on or after June 15, 1976. Manufactured homes built before this date are automatically considered to be mobile homes, even if they meet the other requirements. The Department of Housing and Urban Development designated this based on manufacturing guidelines and eligibility for federally-funded mortgage products. Ready to Buy or Refinance?If you are ready to buy or refinance a manufactured home, or if you have more questions about manufactured homes, call one of NLC Loans’ Personal Mortgage Advisors toll-free at 877-480-8050 for a free, no-strings attached mortgage evaluation and to get pre-approved if you plan to purchase. Which is better a modular or manufactured home?The primary difference between modular and manufactured homes is that modular homes are held to the same local, state and regional building codes required for on-site homes. Manufactured homes are held to a federal code set by the Department of Housing and Urban Development (HUD) and have the ability to move.
Why did the term mobile home change to manufactured home?In 1976, the industry stepped in again. It was decided that stricter standards for mobile homes should be set to ensure the quality of these structures which many people were now using as permanent residences. With these new codes came another name change – from mobile homes to manufactured homes.
Is a double wide the same as a manufactured home?Eligible manufactured homes will be considered “double wide” will be no less than 20 feet in width and have no less than 600 square feet of living space inside. Some people think of a “double wide” and think it must be at least 16 feet wide, but the industry marker is actually just 12 feet.
What is the difference between manufactured modular and mobile homes?Both mobile homes and manufactured homes are prefabricated structures, built in a factory on a permanently attached chassis before being transported to site. A modular home, on the other hand, is built to the same local, county, and state building codes as a site-built home.
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What is the difference between manufactured home and mobile home
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