Need some resources for "due diligence"

[jkviper]

Greetings from Oregon!

I'm considering putting an offer on a MH nearby but I read in a few forums about folks that bought a MH and really got a lemon and various other horror stories of roof problems, plumbing issues, etc.

There is a lot of talk about researching the home and "Due Diligence" yet I don't know for sure how to begin. Obviously the home will be inspected but then what?

- How do I find out about the reputation of a particular manufacturer? This is further confused by the multiple manufacturing facilities sprinkled across the country. How do I know if this particular home (a '98 Palm Harbor) was even made in Oregon? Even if I find out what kind of quality the Oregon plant puts out, that data may or may not be applicable.

- What about known issues or chronic problems with a particular year or model of MH. Who has such data and how can I research it?

Many thanks!
David

[David Oxhandler]

Used homes are sold by dealers and by private parties who own and want to sell. You can often find pre-owned homes in excellent condition with many of the same amenities found in a new home but the price can be significantly less.
The advantage in purchasing from a dealer is that he will make all the arraignments for transportation and installations. In most state today you will need to use a licensed installer, and install the home to a strict code. You will also need to obtain permits form the local building authorities to set up you home and permits to hook-up to the water sewer and electric.

Additionally permits and insurance may be required for transporting your home, as in many places manufactured homes are considered wide-loads, limited to specific roadways.

An experienced, licensed dealer will handle all those arraignments for you and often he will take your older home in trade. The trade in route will give you a discount on your purchase and you will have the dealer coordinating and simplifying the issue of eliminating the unwanted home from your space just before your newer home arrives. This will offer you the least amount of time that you will have no home to live in on that nice spot.

Here are things you can do to insure your decision. if your determined to strike out on your own.

1- Get an Inspection Before Buying a Fixer Upper Home.

2- Get a certified appraisal to help determine value and find out what is happening with other homes in the area..

3- Get a termite and other pest inspection

4- Get Title Insurance


There are several excellent Buyers Guides. The Manufactured Housing Book Store is running a Special 2 Book Offer on both of the best selling Grissim Manufactured Home Shopper's Guides

The Complete Buyer's Guide to Manufactured Homes and Land - Which will show you how to find a reputable dealer and negotiate a fair price.

AND

The Grissim Ratings Guide to Manufactured Homes - This book rates every Manufactured Housing Builder's products, price ranges, construction ratings & more

You can also talk to a Home and Land advisor service

[rmurray]

There will be a HUD data plate somewhere on the wall in the house. This document will verify the exact date of manufacture and the factory name and location...

An example of the HUD label can be found here:

http://www.hud.gov/offices/hsg/sfh/mhs/dataplate.pdf

If its a Palm Harbor, it is highly likely it was built in Oregon..The next closest PH plant is in AZ and ft would have been cost prohibitive at the time..

You will have to put lots of weight in the professional home inspector's report you intend to get...The above post mentions some great resources which might help...Good Luck with the purchase..

[jkviper]

Thanks for the replies thus far, gang.

Nice to know this is such an active forum.

I should have mentioned that the place that I am eyeing is privately owned and on it's own lot (not a leased space in a park). I'd be leaving thet home in place so all of the stuff about transporting, wide loads, setup and permits is non-applicable.

Nothing fixer-upper about it that I can tell by my un-trained eye so yes, the professional inspections are a given that I will definitely leverage. It looks to be in great shape and well taken care of. Detached double garage AND a nice sized shed on the lot as well.

I've just got to get my current place sold before I can make an offer on the MH across town.

Again, thanks to all!
David

[rmurray]

Good Luck selling your current home..

[AZRealtor]

Rather than researching the manufacturer, plant, reputation, investigate the home itself. While many manufacturers have a stellar reputation, they can occasionally produce a "lemon". I've had the same experience with custom site built homes. While the builder might have the best reputation, he can still construct a home on occasion that is more problematic than another.