Foundations

[John Tomaszewski]

OK, next question (it's becoming painfully obvious I'm new here huh?). In the National Housing Institute's review of the Grissim book they state:

Maximizing the wealth-building potential of manufactured homes doesn’t quite get the attention it deserves. Although Grissim properly emphasizes land ownership as a key to building equity, he doesn’t extract cautionary lessons from the fact that many double-section manufactured homes still depreciate, despite having their own lot. In the thorough discussion of foundation types, for example, there’s a missed opportunity to point out how important the buyer’s foundation choice is in determining how the resale market will perceive the home.

Can anyone here explain what are the "right" and "wrong" foundation choices and why? Depreciation is the one thing I'm most nervous about. Again, thanks in advance.

John T.

[David Oxhandler]

Its simple... The National Housing Institute is wrong! Manufactured housing appreciates or depreciates for the same reasons and under the same conditions as any other structure.
The Wall Street Journal's REAL-ESTATE JOURNAL has said that it is a "Myth" .. . That "Manufactured homes do not retain their value as well as site-built homes. Manufactured homes are on par with site-built homes when it comes to depreciation. Homes, regardless of type, in declining neighborhoods and areas with lower real-estate values, may depreciate despite the condition of the structure on that property. If a manufactured home is installed on a permanent foundation -- and if, in the case of a multi-section structure, the sections are properly married, the ground pad drains properly, and the whole building is strongly anchored -- the longevity of the home will equal that of any similar site-built house. The cost of the manufactured home is significantly lower than that of the site-built home, and the manufactured-home buyer will enjoy instant price appreciation as the market value quickly will exceed what the home actually costs."SOURCE: www.realestatejournal.com
The choice of foundation really depends on where you are. In most parts of the country there is strict enforcement of installation standards today. Talk to your local building code enforcement guys they will tell you the best options for your part of the country

[rmurray]

"1) The impact of owning land. On the whole
manufactured homes appreciated 6% less a year
than site built homes, but those packaged with the
land appreciated similarly to site built homes. On
average manufactured homes on leased land
depreciated."
If WSJ is not enougfh read this report by Consumer Union..The trifck isd to pick your location well.....

http://www.consumersunion.org/pdf/mh/Appreciation.pdf

[John Tomaszewski]

Thanks David and rmurray for the input. I was hoping it would be a simple "cinder blocks, bad", "poured slab, good" but I'll look further into the local options and requirements.

John T.

[aaron]

Where can i find information on how to install a foundation that meets California's requirement for a floodplain in Borrego Springs ,Ca. I know it requires a concrete footing. Also how do I find installers in my area?

[David Oxhandler]

For California, where eathquakes are a factory I recomend you look at the products of FOUNDATION WORKS Their advanced systems were designed and engineered for manufactued homes. These foundation systems add a high level of strutural stability and have proven most cost-effective for the manufactured home, buyer. Initial costs are considerably less than other types of foundations. Average installation requires less than 1 day vs. up to 2 weeks for slab or runner foundations. Result: Dramatic out-of-pocket savings. Meets industry standards for permanent foundation. Qualifies for FHA or VA loan vs. conventional loan. Result: Lower monthly Payments. Foundation Works systms are waterproof...rustproof...vermin proof...termite proof. Result: Less maintenance means countinuing savings. Foundation Works pads, stands, and precast concrete skirting can be easily moved and reinstalled at another location. Result: Lower relocation costs. Foundation Works meet or exceed industry standards, and have been proven safer under adverse conditions. Many cities in Oregon and Washington are being upgraded to Seismic Zone 3 & 4, and will be requiring earthquake resistant bracing in the near future. Thoroughly safety tested and certified by the State of California for use in Seismic Zone 4, 'the Foundation Works Systems exceed strength requirements by a factor of 2! Traditional foundations offer little protection from wind damage because the manufactured home literally sits on top of the foundation. Foundation Works Systems solidly anchor your home and footing...and have been safety certified in 80 mph winds. Foundation Works are engineered and designed exclusively for manufactured housing. Tests show the Foundation Works are 4 to 6 times stronger than the average foundation for manufactured housing, thus providing more safety and stability. Foundation Works offer you the best foundation technology available for your manufactured home...plus added safety and stability...at a lower cost. Get a free Quote by submitting the form you will find at the FOUNDATION WORKS web site

[Bob D]

How does Foundation Works compare to Sure Safe which at first glance appears to be very similar?

[David Oxhandler]

Thoroughly safety tested and certified by the State of California for use in Seismic Zone 4, 'the FoundationWorks Systems exceed strength requirements by a factor of 2! You can compare FoundationWorks to other brands from the information you will find at this web address www.mobilehomefoundations.com/which.php While your there fill out the contact form for a free price quote and a rep from FoundationWorks will phone you to answer all of your questions. Or you can phone them direct at 503-924-5484. They are good people and are easy to talk with. It will be well worth your effort to connect with them. They will offer you straight answers very reasonable prices and most important peace of mind we all like to have about where we live.

[A.C Little]

John,

You should consider an FHA-approved foundation. There are a number of options
in systems that meet FHA standards. Besides better appreciation and resale value, the home is permanently anchored and provides an extra measure of safety, especially in areas that may be hurricane or tornado prone. We do home and land packages in Arizona, and use only FHA-type foundations. Other resellers I've spoken to say that about 80% of theirs are FHA. The additional cost over a basic foundation should be about $1500.

Hope this helps,
A.C. Little

[cheryl]

My mobilehome is 38yrs old Biltmore. Aparently it was anchored well in the corners & under the trailor, 3 straps (12 x 60) under the roofover, shellpad underneath, with a built on room 12 x 40 on a concreate foundation - withstood 4 hurricanes, 2 of them a direct hit (FL) Dispite the age and outdated codes it still stands. Beat up of course! My belongings are still safe and I hope to upgrade to a new one this year, to a manufactured home, level 3. Got any leads?