Set up charges & etc

[Melissa]

Hi everyone

My husband and I are still researching all that is involved with purchasing a MH and placing it on 2.51 acres. We FINALLY found a general contractor and got some quotes. I have no idea if they are high or not though. We are in CA so of course EVERYTHING is more expensive. Doesn't seem right, but there it is.

He quoted us $4000 for set up. $7000 for permanent foundation with block skirting. ($3500 without the block) not sure what the block is for?? A little confusing. He also quoted us $17000.00+ for a completed 24' X 30' garage. The dealer said that they would deliver and set up the home, but the contracter said to ask how much it would cost without the set up. Perhaps his set up price would be cheaper. He comes recommended and has done many many modulars so we feel pretty confident that he knows what he's doing...though we haven't actually seen a home he has set. Anyone in SO CA have any suggestions on whether this price seems high or not? The contractor also said to find out about the wheels and axels. He said you usually pay for them but the delivery guys take them away and sell them. He said that if that is the case to tell the delivery guys that you want to keep them and he would sell them for us and split the profit. Do any of you know anything about this? is this true that we actually pay for them in our contract? Do you know if they are allowed to be reused or do they really sell them and use new ones each time a home is transported? Anyhow we have no idea how much the dealer charges for set up so we still need to call and find out about that. At least the contractor is local (the dealer is 75 miles away) and he guarantees his work. Not sure if having him do the set up would void the manufactors warrenty though. So much still to find out. Our site built home is about ready to go on the market and I'm feeling more and more uneasy about MH's. Does anyone out there have good stories about their homes??????? it seems all I see are the downfalls of owning a MH, not to mention in the newspaper they resell for FAR below a regular home. With or without property.

[rmurray]

Wheels and axles have been recycled for the last 20 or more years...Dealers have sold the home without the wheels and axles for most of that time..Most likely your home is priced without them and would be more if they were left..

As far as you getting your own contractor is concerned...I would not do this unless the dealer agrees to contract with him...Most manufacturers have some dealer resposibilities for the set up crew...Also..most dealer will take the time to clean the home and show you around..also usually on the set up they do lots of cosmetic repairs..If you get your own set up crew...the dealer will be totally out of the loop..He will have NO legal responsibility beyond getting it to your property..The manufactures warranty is ni force no matter who sets the home...That is IF the home is to the specs in the set up manual...The dealer agrees to doing this when they sell a line of homes..

As far as resale is concerned...you mention resale manufactured homes are less than stick homes in your market...Well they started very much lower as well..The appreciation percentage is about the same as a stick home would be over time..of course a 200K home with 20% appreciation will be 240K...While that stick home at 500K will be 600K...Of course the manufactured home buyer is about 30K a year ahead on interest each year..invested would be a very large sum of money over the years..

Fear and nervousness are normal reactions to any major purchase...You have done your home work...you have asked the questions...relax and move forward..

If it will make you feel better I can give you a web ring URL that has over 100 sites with folks complaining about their homes...2 are manufactured home sites..the rest refer to stick homes...Almost all unhappy customers have one thing in common..They did not do their homework like you have and trusted some salesperson with a commission in their eyes for advice..

[Katie]

Hey, what's that web site you're referring to? I'd like to check it out and maybe some other readers of this forum would too.

[rmurray]

Only 77 sites left...Here is a link to the list of sites in the web ring..

http://t.webring.com/navcgi?ring=defect;list

[Melissa]

Thank you! You gave us several things to think about. We unfortunately HAVE to get a general contractor. The dealer who we are purchasing the home from usually will do all the ground prep, etc, but because we live so far away they are only willing to deliver and set up. I think your right about having a different set up crew though. That would most definitely leave the dealer out of the loop and possibly cause problems later. The contractor is more than willing to just do the prep work and build the gargage, he was just warning us that some set up crews do a lousy set up and then customer service is atrocious. He has not delt with this particular dealer though. They are apparently Skylines #2 dealer for customer satisfaction out of their 95 dealers nationwide. I'd say we are probably in very good hands. With all the options and other things adding up we seem to be going over budget and looking for areas to cut costs. Probably not a good area to cut costs in

I'm sure your right about the appreciation as well. We just got a bit discouraged when we saw an add in the Sunday paper for a 1987 MH on 10 acres WITH a pool for only $107,000. I found out later though that the home was only 1300+ Sq Ft. Ours will be approx 2110 sq ft and by the time we are done just with the basics of placing the home, building a garage, and purchasing the land, we'll be in over $125,000! Much more than we had anticipated to be sure. Was just feeling a bit discouraged Thanks for helping me keep a stiff upper lip! I know this move will be the best thing for the kids and us as a family...it's just the process that is stressful. Tomorrow we go for loan preapproval. I don't see any problems there as we have excellent credit, but it's all just tiring. (could it be I am getting to old?! LOL). I do see problems when it comes time for home insurance though. I suppose I should start doing my homework now!

Thanks once again for your help!
Melissa

[Christophe]

Hi Melissa,
In comparison to the usual housing price in Southern California, 125 K is still dirt cheap. While doing my researches, I asked to dealers about permanent foundation cost and the estimations were 3-5 $ per sq ft, so the estimation of 7000 $ sounds reasonnable. The estimations I saw for garage range from 15 K to 25 K, so it also looks OK. I think the main thing for you now is rather to be sure you get a good quality and a good service for what you pay.
Good luck and tell us out it turn out,
Christophe

[Art Rigsby]

Hi Melissa,

I am in Northern Ca and purchased a MH late last year that I had placed on some land I own. Some of the prices you have been quoted do not seem to be out of line based on my experience up here. We paid $21/sq. ft. for our garage and were even quoted higher from a dealer in Santa Rosa. The foundation cost is very close to what we paid for a concrete foundation.

We had no problem with insurance. We owned a stick built house in Hayward and it was no problem getting insurance from our homeowner carrier at the time, State Farm. I had shopped for MH insurance and they were the lowest by far, even lower than companies that specialize in MH insurance.

Down the road from us there is a MH for sale for $130,000. It is about the same size as mine, no garage, and about 13 years old. I am guessing but that must be twice what he paid assuming he is the original owner. I paid $125,000 for my land/MH but I have a newer home and a garage.


Art

[Dan F]

I agree that is inexpensive for California. I live in Napa and the lot alone is going to be $55,000 and thats 30 min. from town at Lake berryessa. the home is close to 80,000 for about 1800 sq ft with lots of upgrades. and the garage was quoted at 16,000 so our total is going to reach about 190,000-200,000. thats a bargain concidering the median home price in my area is $450,000. I am jealous that you can get that kind of square footage with land for 125,000.

[Melissa]

Ah Dan, don't be to jealous I am SURE your land is FAR lovelier than ours. Napa and the surrounding areas are beautiful!! Our 2 1/2 acres is desert land, but there is a plus to it. We are right up against some pretty (desert) mountains so it's not just flat desert land with 80 mph winds
I am jealous that YOU can afford property for $55,000 in such a beautifl place like Napa! (smiles)
Melissa

[Dan F]

Don't be so quick to be jealous You are getting 2.5 acres and I get a lot that is 90x150 for my money. Plus a commute. I'm still happy though this is the last affordable housing left in my neck of the woods.