Quality built home for the money

[Sandy]

I know everyone will have their own opinions on this, but who do you think offers the most for your money out there? While cost is a driving force, my fiance and I are MUCH more concerned about structural quality and integrity. Right now, we're mainly looking at: Redman, Colony, Fairmont, Patriot, and Norris homes. We're looking for a home between 1,200-1,600 SF, and we're budgeting up to around $60,000 for the double wide itself as we will also have to purchase the land. We have bought both of Randy Eaton's books, and we realize that most homes can be upgraded into the quality grade. We planned on upgrading many items before reading the books as we noticed that a lot of the manufacturers will take subtle short cuts that will matter in the long run, but we also don't want to upgrade excessively on an already cheap product. Makes more sense to buy a quality product in the beginning and upgrading on a few items 'vs' trying to make a below par product into something it's not for $$$$$. We are mainly concerned in upgrading the insulation, bath/kitchen fixtures, one piece fiberglass tubs, dry wall (if not already equipped), windows, and doors. We also plan on trying to install a fireplace as well to offset heating costs. We realize with some manufacturers, we can get something larger; however, we're making a trade off for a smaller double wide to get the better quality. We plan on purchasing the home/land by September when we're getting married. It's our first home. We live in the Charleston/Huntington, WV area. If someone has any ideas or opinions, by all means we can use any help we can get.

Sandy

PS-Sorry this is so long. FYI, I have contacted all of the manufacturers listed above with questions and I have noticed some didn't care enough to even respond which also makes me wonder if they'll be there if we need them later on after a home purchase. It's just another thing to ponder.

[sabrina]

hi sandy,
there's lots of great responses to your questions in may's letters for this forum, the expert forum and first time homebuyers.

i think mr. murray would agree with me, he's a great person to ask, that you are on the right track.

yes, don't bother with the ones who are not interested in really working as a team with you. there's a bit of heated discussion on this in first time homebuyers and this forum under my name. it is educational. i agree with you that i want someone to be there personally to help me when things need to be fixed and all home owners will tell you that even the best built homes still need things fixed in the first couple years.

one thing i keep realizing is that it really depends on WHERE your manufactured home is built. see conversations on oakwood homes in the forums as an example. if you ask mr. murray about a particular make made in a particular place, he can tell you about its overall quality.

me too in that i want to have my home built to as high an energy star rating as possible. you can see conversations about this in first time homebuyers. also, www.energystar.gov is a great place to go for specs to compare each home to.

here's a form i put together. it's not copyrighted or anything stupidly selfish like that so massage it into a tool that works for you. the specs in the parentheses are specs i've gleaned as optimum from reading the three forums regularly.

GOOD LUCK with both of your huge decisions!! congratulations on your commitment to each other and may GOD bless you and your union!
sabrina
MLS#:
SMOKED IN:
APPRAISED (when/by whom?):
ASSESSED (contact/year/amount):
ACRES:
FENCING (type/enclosing what?):
ZONING for horse:
COUNTY CLERK RECORDER (contact info/y or n):
HOA (contact info/y or n):
Address:
T+R:
Original Owner (tele#/email):
When Placed/Who Set Up:
Current Owner (tele#/email):

MAKE (tele#/website):
MODEL#:
SERIAL#:
YEAR:
SQFT:
COLOR:
BE/BA:
EXT DIMENSIONS:

COUNTY BUILD INSP (tele#/website):
When?/Copy of Report:

INSULATION:
Roof:
Floor:
Walls:

INTERIOR FLOORING:
Carpet type (Warranty Transfer? Length/Who Honors):
Vinyl type (Warranty Transfer? Length/Who Honors):
FOUNDATION (perimeter):
Who?:

ROOF COMPOSITION (plywood, tar paper, metal):
Warranty Transfer? Length/Who Honors?:
ROOF LOAD ( regs req):
Warranty Transfer? Length/Who Honors?:
SIDING COMPOSITION (vinyl, Georgia Pacific Cedar Lane):
WarrantyTransfer? Length/Who Honors?:

INTERIOR STUDS (2X4):
EXTERIOR STUDS (2X6):

FLOORING (3/4" T+G Plywood):
FLOOR JOISTS (2X8):
RAFTERS (2X8):

OSB WRAP (FULL):
SHEET ROCK (1/2" truot):





Homeowner's Insurance (contact/yr average):

Mortgage Insurance (contact/yr average):

Yearly Taxes (contact/yr average):

Telephone (contact/mo average/connect fee/internet access?):

Internet Access (contact/mo average/connect fee/bb):

Gas(type/contact/mo average/connect fee/tank rented or owned/bb):

Electricity(contact/mo average/connect fee/bb):

Well or Public(contact/mo average):
Warranty Transfer? Length/Who Honors
Depth/Type/GPM
Dept of Natural Resources Says:

Septic or Public(contact/mo average):
Warranty Transfer? Length/Who Honors
Depth/Type
Public Sanitarian Says:

[rmurray]

You are going to be a happy consumer when you finish this process....Your knowledge will lead you to the best value for you..

As far as the best value in the industry...Well that is all in the eye of the beholder...you..

One thing you said that makes a lot of sense...Do not take a low end home..upgrade a few features and expect it to be the best...You cannot ever make a silk purse..out of a sows ear...

Manufacturers all specialize in a section of the market..Those that chose the basic market as their home build every aspect of the home in this range...There are thousands of parts in a home and upgrading a few doe nothing for the rest...

Remember...in addition to the manufacturer...The dealer will have MAJOR influence on your happiness....Make sure you check out your dealers as well...Most problems are set up oriented and this is totally the dealer...

Dealers...like manufacturers chose the market they want to represent...Those with almost all low end homes..offer only the bare minimum on the set...Those on the other extreem often spend much core on the set up detail and finish...Buying a high end home from a low end specialist may not make lots of sense...

[sheila]

Personlly, I would nix both Patriot & Fairmont, as a previous poster said, this too could be partially do to the dealer of the Friendship, they were known to be shady, and were in business only a short time, and could of been responsible for the low end Friendships i have been in. As for Patriots I must admit I've seen a few that were in exceptional shape considering the age a 91' and a '93 actually come to mind. But all in all I've seen some pretty poorly made Patriots.

[Sandy McLendon]

Sandy:

Your list of proposed upgrades is really good, but there are two more I would suggest:

One is plywood subflooring. Most MH's are built with particle board subfloors standard, to save manufacturing costs. Particle board is essentially sawdust and glue; it swells, softens, mildews and disintegrates when water hits it. Plywood will eliminate many of these problems. There is another kind of subfloor called OSB (Oriented Strand Board) that is better than particle board (what isn't?), but is not as good as plywood. If you don't pay for plywood now, you will later- particle board eventually gives trouble almost no matter what, and you'll have to replace it.

The other upgrade I would insist on is vinyl in all areas of all bathrooms. Not only is regular wall-to-wall unsanitary in bathrooms, it is GOING to get wet, and will affect the subfloor when that happens. MH manufacturers love to carpet bathrooms, because it looks glamorous to people who don't know what a potential mess they're looking at, and it's cheaper than vinyl. Even Palm Harbor does this; I looked at a top-of-the line model only last week, and yep, there was carpet in the bathrooms.

One other bit of floor protection I would perform as soon as the warranty is up- leak pans under the water heater and the washing machine. These are big plastic pans an inch or two deep (square for the washer, round for the water heater), with a fitting on one side meant to be connected to a drain line; the appliance sits in the pan. If there's a leak, it goes harmlessly into the drain, instead of ruining floors and carpet. You'll need to wait until the warranty is up, since this is the kind of "unauthorised alteration" that can void the warranty. I'm not recommending this because you'll be in a manufactured house- this is something I'd do anywhere I owned, MH or site-built.

Getting good floors and protecting them is critical to the longevity and enjoyment of your home- there are a lot of 15-year-old homes out there that are going for next to nothing, because of rotted and buckled floors. They can be fixed, but the cost is high, and that's when yesteryear's "dream home" becomes today's "handyman's special".

[rmurray]

You are very right about the pressboard...Osb is a very high quality product..I have yet to see any problem with an osb floor...I have seen problems with plywood..especially grade c used in some homes...knot holes falling out are one...If one gets plywood..get 3/4" tongue and grooved grade A floor decking...P.S. plywood warranty is only 1 year...osb is 25 years with no exclusion for moisture..

Floors in baths and kitchens are always "waterproofed" by HUD regulation...but I agree with you for cosmetic reasons..

You said.."You'll need to wait until the warranty is up, since this is the kind of "unauthorised alteration" that can void the warranty"

I cannot imagine any problem voiding your warranty with the improvements you mentioned....Especially for the washer since it does not come with the home from the factory...If you can get the pan under the water heater without cutting the plumbing..no warranty problem...if you cut the pipes...that cut will not be warrantied but all the rest of the plumbing and the waterheater itself will still be covered..

[Grace]

We are looking at a MH with Marine board for the floors instead of OSB or Plywood. Has anyone heard of this? It is fairly new and it is used on Navy ships. It repels water and will not warp.

[breighdi]

Hello there.....my husband and I are about to purchase a beautiful Norris built 48 x 76 Clayton home. We are considering their cedar siding which the model has and looks fantastic. We have been told by the dealer it costs approx. $4,000 but takes alot of work and is expensive to maintain. He suggested vinyl to be the better choice. We are concerned about the upkeep so it doesn't loose its look, termites, or other pests, as our land is quite wooded, and of course the cost. The warranty will only last for so long.....sorry I can't remember how long. Any info about these concerns would be greatly appreciated. I dont know the brand or any other info about the cedar that they use.....but it is cedar not a cedarlike product.
Thankyou...breighdi