Frequently Asked Questions

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• 1. Why choose a Manufactured Home?

  There are several reasons to buy a manufactured home. For one, your home’s materials are not exposed to weatherization; and two, weather related building delays are practically non-existent. These two factors alone allow for more timely construction and help eliminate material damage, thereby reducing building cost. Construction costs per square foot for a new manufactured home average savings is anywhere from 10 to 35 percent less than a comparable site-built home, excluding the cost of land. Today’s manufactured homes offer the quality construction, modern amenities and livability you are looking for at a price that fits your lifestyle and your budget!

• 2. Can I Customize A Manufactured Home To Meet My Particular Needs/Wants?

  Today’s manufactured homes come with "standard" features that you would find in a site-built home. Many floor plans are available that range from basic models to more elaborate designs that feature vaulted ceilings, drywall, fully equipped modern kitchens, comfortable bedrooms with walk-in closets, and bathrooms with recessed bathtubs and whirlpools. You may also select from a variety of exterior designs and siding materials, including wood, hardboard, stucco, or vinyl siding. Today’s manufactured homes are indistinguishable from site-built homes and are fully compatible with any neighborhood architectural style. With the vast majority of manufacturers now using the latest in computer-assisted design, you have the flexibility of customizing your home’s floor plans, interior finishes, and exterior designs. Your lifestyle and your budget are the only limitations to the options available to you. Our experienced Home Consultants are ready to assist you in designing your dream home. Many manufacturers also provide homes that are "accessible" for those with special needs. If you are interested in such a home, come see our Home Consultants to order a home with accessible features, such as extra-wide halls and doorways, accessible counters and appliances, and specially equipped bathrooms.

• 3. What is a Manufactured Home?

  • - Manufactured homes, formerly called mobile homes, are built in a factory.
  • - Each home conforms to the US government's Manufactured Home Construction and Safety Standards (HUD code), rather than to building codes enforced at the home's destination. Each home or segment of a home is labeled with a red tag that is the manufacturer's guarantee the home was built to conform to the HUD code.
  • - Manufactured homes are built on a non-removable steel chassis and transported to the building site on their own wheels.
  • - Multi-part manufactured units are joined at their destination.
  • - Building inspectors check the work done locally (electric hook up, etc.) but are not required to approve the structure.
  • - Manufactured housing is generally less expensive than site built and modular homes.

• 4. What is the difference between a mobile home and manufactured home?

  • - A mobile home is a factory built home built before July, 1 1976, the date when the National Manufactured Housing Construction and Safety Standards act took affect. The law established the US Department of Housing and Urban Development (HUD) as the overseeing entity of the Federal Manufactured Housing Program. It also set national standards that every factory built home must
  • - A manufactured home is a factory built home built after the National Manufactured Housing Construction and Safety Standards Act took effect on July, 1 1976.

• 5. What is a Modular Home?

  • • A modular home is any home factory-built to International Builders Code and may have additional state code.
  • • A modular home can be built as an “on-frame” or “off-frame” modular. On-frame will be built on a permanent chassis, whereas, the off-frame modular will be built with removal of the chassis frame in mind. An off-frame modular will usually require additional cranes to assist with home placement.
  • • Modular homes are, more often than not, attached to private land. 

• 6. How Can I Be Sure That A Manufactured Home Is A Quality-Built Home? Do Manufactured Homes Use The Same Building Materials and Processes?

  Today’s manufactured homes are built with the same building materials as site-built homes, but in a controlled factory environment where quality of construction is invariably superior to what can be done outdoors. The HUD Code regulates and monitors the manufactured home’s design and construction, strength and durability, transportability, fire resistance, energy efficiency and overall quality. It also sets standards for the heating, plumbing, air-conditioning, thermal and electrical systems. The HUD Code also ensures compliance with these standards with a thorough inspection system that takes place at each step as the home is being constructed in the factory.

  There are major benefits to having your home built in a factory:

  
  

  • - All aspects of the construction process are quality controlled.
  • - The weather doesn’t interfere with construction, cause costly delays and warp or damage building materials.
  • - All technicians, craftsmen and assemblers are on the same team and professionally supervised.
  • - Inventory is better controlled and materials are protected from theft and weather-related damage.
  • - All construction materials, as well as interior features and appliances, are purchased in volume for additional savings.
  • - All aspects of construction are continually inspected by not one, but several, inspectors.

• 7. What is the HUD Code?

  HUD code is a term used to describe the laws and regulations governing manufactured homes. All manufactured homes must meet the code.  In 1974, a new law passed in Congress called the National Manufactured Housing Construction and Safety Standards Act. The code went into effect on July 1, 1976. This set federal guidelines that all factory built housing must meet and established HUD as the agency in charge of the Federal Manufactured Housing Program. In 1994, the law was modified significantly and more stringent guidelines were enacted. There has been a few smaller changes to the law through the years.  The US Department of Housing and Urban Development,(HUD) mandates federal standards for all manufactured homes, home builders and home dealerships. Inspections and reviews of manufactured home factories and retail dealers are handled through a network of 37 State Administrative Agencies (SAA). If a state doesn't have its own agency, HUD handles it. 

  The HUD code ensures that all manufactured homes meet guidelines pertaining to every area of the home. Some guidelines include: 

  
  

  • - Minimum insulation levels in walls, floors, and ceilings. 
  • - Ceiling and walls vapor barriers must be present. 
  • - Construction practices that limit air infiltration. 
  • - Heating equipment efficiency. 
  • - Insulated heating ducts. 
  • - Data plates must be attached to every home.

  The HUD code also requires homes to meet stringent laws regarding egress windows in bedrooms, smoke detectors, and two exterior doors that must be reachable without passage through other doors. These changes have made manufactured homes much safer than site built homes in the event of fire. 

• 8. What is the difference between an above ground set and in-ground set?

  An above ground set is approximately 32-36 inches (4-5 steps) from the ground to threshold and utilizes wood or poly wall skirting. An in ground set is approximately 12 inches (1 step) from the ground to threshold and consists of a block wall foundation.

• 9. What Is The Role Of The Retailer In Purchasing A Manufactured Home? Can I Buy A Home Directly From The Manufacturer?

  Most manufactured homes are sold through retail sales centers, many of which are independently owned and operated such as Factory Home Center. Others are owned and operated by a manufacturer. In some states, you may also buy from a manufactured home community owner, developer, or if you’re purchasing a previously owned home, a real estate agent.

  Retailers offer a variety of products and services, including helping you customize the home to fit your needs and budget. Typically, the retailer is also responsible for coordinating the delivery and installation of your home. Furthermore, the retailer can assist in arranging financing and insurance coverage for the home. And, once you’ve moved in, the retailer is often the contact for warranty service.

  Most states do not allow you to purchase a home directly from the manufacturer.

• 10. What is the difference between the web based sales centers and Factory Home Center?

  When you purchase a home through an internet sales center you receive a significant reduction in service. With many internet sales companies, you are left to seek your own contractors blindly and after the purchase of your home you are the one to handle any warranty work request, leaving you, the home buyer, high and dry after the sale.  According to Better Business Bureau reports, there is a trend with web based sales centers of taking your deposit prior to prequalifying you, and they will not refund your money to you if you are unable to purchase for any reason.  Web based sales centers lead you to believe that you are getting factory wholesale prices, when in reality you are receiving a base model home that costs more than you could purchase an upgraded home from Factory Home Center. They also tend to provide misinformation about the home buying process and features/characteristics of homes.  Don’t be afraid to compare prices though!  Factory Home Center will beat any internet seller's price by at least $200.00 for similar model and upgrades.

• 11. Can you have homes delivered in states other than Nevada?

  At Factory Home Center, we can have homes delivered to California, Utah, Arizona, Oregon, New Mexico. Outside of Nevada, the home buyer will need to contract with local licensed set up company and will pay sales tax separately (if applicable) to state the home is delivered to. Although your home is delivered outside of Nevada, the manufactures home warranty remains in effect.

• 12. What Kinds Of Financing Are Available For Manufactured Homes?

  Just as there are choices when you buy a site-built home, there are a variety of financing options when you buy a manufactured home. Down payments and loan terms are similar - 5 to 10 percent of the manufactured home’s sales price, and loan terms of 15 to 30 years.

  If you are buying the home and land together, or plan to place the home on land you already own, some financial institutions offer traditional real estate mortgages with similar interest rates. Should you be purchasing the manufactured home separately from the land on which it will be located, the home will probably be financed as a personal property manufactured home loan, usually with a somewhat higher interest rate.

  FHA-insured and Department of Veterans Affairs-guaranteed (called FHA and VA) loans are available to manufactured home buyers. These types of loans may offer lower interest rates or lower down payment requirements if available in your area. They require more paperwork during the credit application and approval process and, therefore, may take longer for approval than a conventional loan.

• 13. Will I Be Able To Insure My Manufactured Home?

  Yes. There are several insurance companies that specialize in offering insurance coverage for manufactured homes.

• 14. Are Manufactured Homes Covered By A Warranty? Who Do I Contact To Service Problems Covered By A Warranty?

  All of our manufacturers offer warranties to guarantee the quality, workmanship, and major heating and cooling systems of the home for a specified time, usually ranging from one to five years. This warranty also tells the homebuyer what to do if a problem arises. Makers of the appliances provided in the homes also provide either "full" or "limited" warranties. There are major differences among warranties and these warranties that will be provided to you in writing.

• 15. Are There Limits On Where I Can Locate or Place A Manufactured Home?

  Depending on the county/town where you are purchasing land to purchase a home there may be restrictions on zoning, setbacks from property line, minimum size of home, roof pitch, number of homes on one property, etc.. Before purchasing land and a manufactured home, be sure to check the zoning regulations in the area where you want to live.

• 16. Who Takes Care Of Installing A Manufactured Home? Can I Do It Myself?

  Most states have laws that govern the installation of a new manufactured home. Factory Home Center or the subcontractor you have chosen to install your home is responsible for ensuring that the home is installed in accordance with state regulations and the manufacturer’s installation instructions or with an installation designed and approved by a licensed, registered engineer. The proper method of installing the home will depend on the design of the home and the conditions of the location, such as climate and soil type.

  Depending on the type of loan used to finance the home, the lender may have some specific requirements for the foundation and installation of the home as well.

• 17. Can I Make Repairs/Renovations On A Manufactured Home The Same Way As With A Site-Built Home?

  While you should perform minor repairs and upkeep on the home, just as with any home, it is advisable to hire a professional, licensed contractor for more extensive repairs and renovations. Your homeowner’s manual outlines maintenance requirements.

  Once your home has left the factory, the HUD Code does not include provisions for additions and alterations. Such modifications may jeopardize your home warranty. They may also create malfunctions or an unsafe home.

  An approved addition should be a free-standing structure that meets local building codes, and you may need a construction permit from local authorities.

  Failure to follow the manufacturer’s instructions on maintenance and renovations can void the manufacturer’s warranty, as well as lessen the value and life of your home.

• 18. What is the typical home buying process?

  At Factory Home Center our typical home buying / building process follows this structure:
  
  1. Access and verify the land / lot the new home will be placed on
  2. Site Preparation
  3. Footing Installation
  4. Set the Home
  5. Complete the Exterior
  6. Install the Anchoring System (Stabilizing System)
  7. Complete the Interior
  8. Connect the Utilities
  9. Install Appliances & Equipment
  10. Utilities Testing
  11. Complete the Exterior Work
  12. Alternate Construction (if applicable)
  13. Clean the Home
  14. Closing
  

  TERMS:

  When buying or financing a manufactured home you will encounter many terms and abbreviations that will be used in both conversation and on the contracts.  Knowing what the terms mean can help you better understand the process and gain an upper hand in negotiations.

  ANNUAL PERCENTAG RATE: (APR)

  The APR is the yearly interest rate or cost of a loan.

  BASE PRICE:

  The selling price of a home before any upgrades are added. Don’t confuse this with the invoice price that has the upgrades added.

  CHATTEL LOANS:

  Chattel loans are defined as loans made on movable items such as an automobile, a computer, or a manufactured home.

  CONSUMER DEPOSIT:

  Usually 5-10% of the home’s price that is paid before the home is ordered or at the time the contract is signed.

  DATA PLATE:

  A document that provides detailed construction information about the home. Usually located in a kitchen cabinet.  

  DISPLAY MODEL:

  A home on the dealers lot. It is usually sold at a reduced price.

  ESCROW:

  A third party holds payment until all conditions of an agreement is met.

  EQUITY:

  The ending value of the home after subtracting the payoff from the total amount financed.

  FINANCE CHARGE:

  The interest and fees charged on a financed home.

  F&I:

  The abbreviation for finance and insurance.

  FIXED RATE MORTGAGE:

  A loan with an interest rate that never changes. Your payments will be the same amount through the life of the loan.

  HUD:

  The Bureau of Housing and Urban Development

  HUD Code: Refers to the National Manufactured Home Construction and Safety Standards

  LAND PACKAGES:

  A manufactured home and land bought together, often financed in with one loan. Setup and installation are usually included.

  LETTER OF COMMITTMENT:

  A letter from a financial institution agreeing to loan a set amount for a specific home or property. It’s advisable that a buyer gets his or her own financing before shopping for a home.

  OPTIONS / FEATURES / UPGRADES:

  Amenities added to the home at the buyer’s request. Also known as upgrades.

  PIERS:

  Columns of concrete blocks or metal supports that are spaced equally under the home for support.

  PURCHASE AGREEMENT:

  An agreement detailing the terms and conditions of a manufactured home purchase. Do not sign this contract unless you understand everything completely and never sign anything that will be filled in later.

  SITE IMPROVEMENTS:

  Land modifications needed to prepare the space for a home to be placed.