Runners

[jgn]

Either well placed runners or footers will do just fine if done correctly. Rebar is used in the cement to give the concrete strength because under loads the concrete will split without rebar. I have seen one installation where cable loops were placed in the cement, along with rebar, and the house was tied down using the cable loops, kind of a neat setup. Make sure the contractor doing the work is pouring below the freeze line for your area and that he is using rebar (I don't see how he couldn't use it but you never know).

[Scott]

This could be different depending on the area. Where I am at, contractors that do runners, usually only pour them approximately 4 inches down. To this day, we haven't had any problems doing piers.

[rmurray]

Get a copy of the set up manual for your home from the PH salesperson...It will have a large section on footers...and any other recommended foundations....

The best footer size is determined by doing a soil compaction test...Any good contractor does this on every location...From that info you can look at the manual for the correct size footers...The depth will be below the freeze line....just a few inches in your area...I have never heard of mushroom shaped footers...The usually are rectangular...or square...they can be as little as 16"x16" in areas of hard soil conditions...soft soil can require much larger..36"x24" is not unheard of..

You mentioned 80 piers...That seems like way too many...A Gotham is 76 feet long..piers will be no less than 6 foot on center...That would be about 48 piers..plus a few along the side of the home...See the blocking requirements in the set up manual...

The important part is that you should go way beyond the minimum...What ever it costs now is very small in relation to level problems...cracked sheetrock..and separated "center" seams..Good Luck

[rmurray]

There are many different codes for modular homes...Some even allow for frames...Often off frame modulars are set on concrete block walls..with footings..and piers down the middle with individual footers....or...runners...

[Mark]

My off frame modular (32x76) has a perimeter foundation wall made of concrete blocks that are then backfilled with concrete, making a solid concrete wall. Then it has a runner down the middle with two major piers with additional footing material (2'x2'x1' deep), and 11 other piers (13 total, roughly 5' apart).

The difference in cost between a full runner, and just pouring footers for each pier in minimal. A full runner means the weight of the home is spread out over a MUCH greater surface area, and will settle and shift less. For something that will be there for the rest of the homes lifespan, it's worth doing.

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[Allen]

rmurray said,
You mentioned 80 piers...That seems like way too many...A Gotham is 76 feet long..piers will be no less than 6 foot on center...That would be about 48 piers..plus a few along the side of the home...See the blocking requirements in the set up manual...


Don't forget, the Gotham is a triplewide and has 2 beams running under each
section for a total of 6 beams that has to have piers. If put 6 foot on center at 76 feet long would equal 13 piers per beam times 6 beams would equal 78 piers, plus 1 at the front and 1 at the back doors would equal 80 piers total.

[Karen]

Mark- you said that the weight of the home would be spread out over MORE with the runners - would it not only be "spread" out where they actually block ?

I have always thougt runners were not as good since in out area they too -( like Scott said) only go 4" deep. Our piers our 24" x 24" & are not mushroom type. They are sqaure & flat on top. This seems to be much stronger than runners.

If I was buying this home: I would call the engineer of PH & ask him. You could have your dealer call him while you were in the office - that way you both know hwat is said. When it doubt go to the factory - becasue if this home is not set per factory standards it could void the warranty.

Piers in my area ( ILLINOIS) are just at $45.00 per pier. That should help to figure the cost.

Good luck

[Merri]

We just purchased a PH--27x76...we put in runners. If you request the factory to install a reverse hitch put on the home, they shouldn't have to drive over the runners. If they say they have to drive over your concrete to deliver---find another manufacturer. Also, ask who does the "set" of the home. It's usually a local crew--maybe they can recommend the best way into your property and how the house will be set. Our home is in the White Mountains of AZ, every part of that mountain has a different type of soil composition, yes I know it's all dirt, but what I mean is, that where we are, its several inches of blow sand, then hard packed soil. A few miles down the road its sand then solid rock. Your septic installer would be able to tell you about your dirt. The most important thing I learned in this whole process was that you need to be one step ahead of the manufactured home dealer. Don't take their word as gospel. They want to sell you a house, not a dream home. Do your own research and ask lots of questions from many sources. Get a local real estate broker to recommend a company for some of your work. Then you must keep in constant contact with all involved. If you want options the dealer doesn't offer, keep in touch with them. Education and perseverance pays off in the end. I feel confident that I'm getting our dream home, but it wasn't easy.