The Manufactured Housing Forums

Hi folks -- I'd like to buy a used MH (1997) and put it on my lot. Lot has capped septic and a capped well. The home is about 100 miles away -- it's a "Windzone III" which is a requirement for my county, so I'd love to get it.

1) Can any home inspector evaluate it? Are their mobilehome only inspectors?

2) THis would be a cash sale -- who draws up the contract? Do lawyers get involved?

3) It looks like I'll have a fair amount of work figuring out moving costs, set-up (I think I need something called a "FEMA-set"), permits, etc....Can I take the house off the market with an offer contingent on doing all the above? In other words, I don't want to buy it and find some permitting problem, or some huge $10,000 fee. OTOH, I don't want to lose the home either....

Is there a nice checklist of steps required to move a home from location A to fully setting it up on location B? I'm a little overwhelmed!

Thx!

You are right to feel overwhelmed. You are taking on a big task that is usually handled by the selling dealer and there is a lot at at risk if you make a wrong move.

The check list will be different for each permitting authority. You will need a state licensed manufactured home installer to set up your home. In most cases the licensed installer will have to purchase the permits and call for the inspections. It would be best to interview several local contractors and select the one you feel will do the best job for you. Then let the one you select handle most of details including the move and provide you with a check list of things they will do and items you must handle. Competitive detailed pricing from three or four contractors should give you the information you will need It is critical to get this all on paper, right down to getting the certificate of occupancy, so there is no ninth inning surprises.

You can get any residential inspection company to check out the home where it sits. Remember to get proof of insurance from your installer/mover. Walk thru the home prior to moving with the installer make a list together and take photos of any existing damage, so there is a clear record of the condition of the home prior to moving it.

Anyone can put a contract together but you would be well advised to use a lawyer. You are about to start on what very well may be the biggest investment of your life. You dont want to leave the details to chance or good intensions. Get the paper work right to start. With a bit of luck it wont matter BUT if there is any possible pit-fall you want to have a professionally drafted contract to protect your interests.

It would not be unusual to take the home off the market during your "due diligence" period. Most contracts to buy/sell any home give the buyer a time period to make physical inspections, apply for permits, arrange financing. or any thing the buyer needs to be sure the purchase is workable. A cash deposit is generally made by the buyer to show good faith and a real interest in buying. BUT be sure that the deposit is held in escrow by a third party. Ask your lawyer who customarily acts as escrow agent in MH transactions in your area.

Work your deal a step at a time and keep a team of strong and honorable professionals on the frontlines with you. To get a better idea of the process that takes place from the time your manufactured home is delivery to your home site to completion and ready for you to move in you can watch the free video at http://mfdhousing.com/portal/stories.php3?nid=5799

The most effective way to learn about the step by step process involved in properly installing a manufactured home on your site is a two hour video seminar, from George Porter, the industry's most respected installation specialist. The 2 DVD set will prepare you for the numerous operations and complexities involved in the installation of the modern manufactured home. You can get more details HERE

Fantastic information. Many thanks for taking the time to provide a comprehensive answer. Let me digest and I'm sure i'll have more questions.

Thx!

Well, I bought the house yesterday. I paid an inspector to look at it, and quite frankly I don't think he went inside the house, but he did crawl under it and pronounced it very sound structurally with the exception of some roof shingles, so I made an offer remotely which was accepted. Home is 3 hours away.

This is a 1997 Redman 14x80 3br 2ba, and it's Windzone III rated, which is critical, since it's going into a location that mandates this rating. However, it's also a bank repossession.

But I bought it and have 3 days to back-out. I drove down today to see what I'd bought, and now I'm not sure what to do.

House is in 'ok' shape, but not clean either. Wall-to-wall carpeting is stained and will have to be replaced. The sheet vinyl flooring also has tears and bubbles. Fridge is gone. Washer/dryer is gone. Stove is gone. Dishwasher is still there, and there's no damage to the walls or anything. All cabinetry/fixtures are intact.

Walking around the particle board flooring seems very solid in all areas. Maybe a soft spot or two in the back bathroom. No apparent leaks in the ceiling, though it will need a new roof, apparently. Some shingles are missing. There's some water damage over the master bath window over the garden tub.

The exterior seems in terrific shape (aside from the roof). The vinyl siding is about perfect for 12 years old.

I have no idea how the heck to value this. We paid cash. The NADA website lists a value of $16,700, but there's no allowance for windzone rating, which is a huge factor. We paid under this by a little bit.

I have a tile saw, and have done extensive tile work in our primary residence, so I can tile the kitchen, and baths, I'm thinking. Remainder of the house would either be re carpeted (my choice) or hardwoods (real or fake), which is the wife's choice. I've been quoted about $4k to move it 150 miles, and do a 'FEMA set.' On top of this, I'd need electrical and plumbing hook-ups...Does this seem reasonable?

So the options:
1) buy this house, add $5k to set-up and move, and unknown $ in new roof, new flooring, and other repairs. I would provide most of the sweat equity for the flooring. However, we'd have a 14x80 near the coast, and I *think* if I put in the repairs I could get about what I paid in a few years.

2) buy a new Windzone III home. This will run $29000 for a 2br 1ba, and be about 700sf. On top of this, I'd still spend $5k in setup and moving, but no repairs. Downside here, is the depreciation.

All thoughts are welcome! Thx

Sounds like you did a good job. The cosmetic problems your talking about are to be expected in a repo. That the walls have no holes is a bonus. Put pen to paper and make a list of everything you need to do to make that your home. Include a move and installation price quote from a licensed mover , utility hook ups, renovations, additions, steps..... Call your local building permit authority and list any thing additional they will require. (??? Permits, impact fees, Skirting, driveway, licensed contractors to do the work ???).

Get the full picture, add up the cost. The math should speak loud and clear.