Our post from yesterday, received a frantic e-mail from one of Toby’s clients:
What? You mean I can’t put the home we’ve been looking at on the lot we looked at last weekend?
Toby’s first reaction — okay second. First was to pick-up the phone and talk her down off the ledge, then he realized that some further explanation was needed.
Modular Homes vs. Mobile Homes
The hardest part about this entire debate is that these words have been used interchangably for almost a generation. However, it similar to calling a red grapefruit and apple — they may be he same color, but what lies beneath is completely different.
The basic difference lies in how the home is licensed by the state of Ohio. Mobile Homes are titled the same way as your car, while a modular home will have a certificate of occupancy the same as a stick-built home.
To make it a little easier to understand, let’s do a little “analogy”.
- A mobile home is built like a car. Mobile Homes, as you can gather from the name, are built to be mobile. The home is built on a metal frame and has tires when it leaves its original building site. It is treated legally very similar to the family-camper, as opposed to your permanent residence. Also known as single-wide, double-wide, and the confusing … modular.
- A modular home is built like a house. A modular home by contrast begins life as a house. It is built of wood and built in sections that will be delivered to the construction site and assembled into the final product. They can be as basic as two-halves of a house attached, or as elaborate as multi-levels with several different desgins (see picture below). Also known as pre-fabricated homes.
Really confused now? I hope not — but it does get more confusing as you head into the legal and building codes.
As we said yesterday, most locations in Central Ohio have established building codes to limit the addition of mobile homes and it is hard to get a loan on a mobile home.
Does this pertain to Modular Homes?
Depends, but usually no. Many communities and townships have established minimum square feet rules – often ~1500 – which you need to meet. But because of how the home is built it will meet most requirements for deed and community restrictions.
Lending is a lot easier on a modular home – but can be a little tougher than a stick-built home. Most lenders will at least have an option for loaning on modular homes.
So if you’ve been looking at modular homes, sit-back, relax and breathe easier.
More Information
- Ask.com’s “What is a Modulr Home?“
- Ask.com’s “How Manufactored Homes and Modular Homes Differ“
- ActiveRain’s Eddy Martinez’ “Mobile vs. Modular“
- ActiveRain’s Russel Rosecrans’ “Is it a Home?“
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Sadie Lynn is the Boxer of Toby Boyce, a REALTOR with Keller Williams Consultants Realty, and Mrs. Toby. Sadie has been hearing more than she can take about real estate and Delaware since Toby became an agent in July. So, she decided to take into her own hands and created this site to share her new knowledge. Enjoy, my take on Delaware, Ohio and real estate as a general. 
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Do You Have a Real Estate Question? Ask Toby!
Thanks for the great info on Modular homes. I appreciate the links. I look forward to your future work.
Thanks for stopping by. Have a wonderful day!
Hi Toby,
Thanks for taking the time to address a frequently confusing topic. However, I still believe there is some confusion.
Mobile Homes are in fact mobile. They’re licensed as vehicles and many still have their wheels and trailer tongue attached.
A Manufactured Home is a home that was built in a factory and delivered to the site as one unit (single-wide) or multiple units (double-wide/triple-wide). It can be titled as real property after going throught a title elimination process. Modular Homes are homes that are built as assemble pieces in a factory and are delivered to the housing site and then assembled into the completed home.
These distinctions are not only important because of zoning issues, but banks treat them differently with regard to financing.
I hope I havne’t confused anyone, further.
Best wishes,
Chris
Chris,
Thanks for the comment. I think we are saying a very similar thing – however in the modular vs. mobile debate you can’t say it enough.
Had a deed restriction that said no modular homes and when I questioned him on it he got all hyper and replied “I don’t want no double-wides.” I said thank you, and neither does my buyer.
I did avoid the “wheels” debate for two reasons.
1. In central Ohio we have a lot of double-wide mobile homes on foundations. And while it is mounted on a foundation – the “metal” frame still gives it away as being a mobile home.
2. As they continue to enhance the skirting, it is becoming harder to really know whether the wheels are on the home — but that metal frame will always tell you it is a mobile home.
Thanks for stopping by and have a wonderful day!
Toby
Nice blog, but I’d like to clear up some of misstatements. I am a retailer of manufactured / Modular homes in Ohio. First off the state of Ohio passed a law in 2000 that was suppose to do away with restrictive zoning ordinaces in regards to placing Manufactured homes on real estate. The law states that if you can build a home on a site you CAN erect a manufactured home as long as it meets the square footage of the township or municapality, be a least 22′ wide and at least 22′ long. (excludes singlewides) and be placed on a perment foundation like a crewlspace or a basement. Some municipalidies are not conforming to the state law. (the only ones I know of are Deleware, Canton, and the city of Vermilion) Manufactured homes are built for perment residences now and not to be “mobile” The days of the old “trailer” are over. The muiti-section homes are built similar to the modulars and all can be as nice. As far as fiancing goes Modular homes are NO harder to get a loan for compared to “stick built” and manufactured homes are a little harder but those with good credit have no problems at all!
Bob – Thanks for stopping by.
Look at land for sale and a majority of the time you’ll see “no modulars, no single-wides, or no double-wides” on the remarks section. So while the state may have created a rule, it is still a situation that many land purchasers face.
Again, in theory you are correct. However, when it comes to manufactored homes there are less lenders available to choose from. Not that it is a major issue when it comes to buying the home, but it does make it a little tougher. Also, in this time when the sub-prime housing market is toughening standards, a lot of lower credit individuals are trying to buy manufactored homes as an alternative — and they just don’t have the credit to do so.
Thanks again for stopping by and adding your professional experience.
Great stuff here!
Modular / prefab homes will offer solutions to the world’s housing shortage for the deprived, under-privileged and low income populations in society by providing a total system for basic, low-cost, quality built housing. The modular housing constructed with sandwich panels is the lowest in cost, most rapidly erected, simplest in design, and most structurally sound basic housing in existence today. Plus, you can ship 21 houses in a 40 foot container.