Greater Dakota Homes
PO Box 314  Hwy 2 and 3rd Ave.  -  Devils Lake, ND 58301

HOW TO BUY A MANUFACTURED HOME

A Consumer's Guide to Today's Manufactured Home - Brought to you by Greater Dakota Homes, MHI and the Federal Consumer Information Center (FCIC).
  • SELECTING A HOME
    If you have decided that a manufactured home is right for you, consider the following issues:

    What size home and floor plan do I want?
    Manufactured homes come in a variety of sizes and floor plans that include spacious living rooms, dining rooms, fully-equipped kitchens, bedrooms, family rooms, and utility areas. Depending on the size of your home-site, you can choose a single-section or larger multi-section design. Homes range in size from 900 to 2,500 square feet and can be customized to meet your needs and preferences.

    What features are available?
    The interior design of your home can include custom cabinets; walk-in closets; bathrooms with recessed tubs and whirlpools; and wood-burning fireplaces. Because most manufacturers use computer-assisted design, you'll have flexibility in choosing variations to floor plans and decor. You can choose from a variety of exterior designs, depending on your taste and budget. Exterior siding comes in an array of colors and materials including vinyl, wood, and hardboard. Awnings, enclosures around the crawl space, patio covers, decks and steps also are available.

    How much can I expect to pay for a home?
    Depending on the size, floor plans and features, a new home can cost anywhere from $15,000 to more than $100,000. This doesn't include the land.  Here at Greater Dakota Homes our "average" costs range anywhere from $30 per square foot to $50 per square foot, and may be higher depending upon the amenities you choose, and placement of the home.

    What financing options are available?
    We can provide information about financing. You can also check with lenders in your area. Just as there are choices when you buy a site-built home, there are a variety of financing options when you buy a manufactured home. Down payments and loan terms are similar - 5 to 10 percent of the manufactured home's sales price, and loan terms from 15 to 30 years. Most lenders offer fixed and variable rate loans and most have programs that allow you to "buy the rate down." If you own or plan to purchase the land where you will place your home, traditional mortgage financing can usually be arranged.

    What other costs can I expect to pay?
    While your mortgage payment may be your biggest expense, you'll have other regular and periodic payments. They may include utilities, property taxes, land rental fees, insurance, routine maintenance, and other service fees such as water and sewer. Today's manufactured homes are built to meet new national energy standards set by HUD. The energy conserving features found in manufactured homes help reduce your monthly energy costs.

    How much maintenance will my home need?
    Your homeowner's manual outlines maintenance requirements. It's important that they're followed. Failure to do so could void the warranty, as well as lessen the value and life of your home.  Every home owner is encouraged to read the manual before the home purchase.  A manual is included with every home purchase, and we expect you will take the time to read it.  More and more manufacturers are including videos with the manual, which helps explain what the homeowners responsibilities are.  Many loans require the homebuyers to attend a "Homebuyers Education Class".  These classes are offered through state programs and cost little or nothing to attend.  We encourage all potential homeowners to attend these classes

    What warranty coverage is offered on the home, its transportation, and installation?
    All manufacturers offer a written warranty that should cover:

    • structural workmanship;
    • factory-installed plumbing, heating and electrical systems; and
    • factory-installed appliances, which also may be covered by separate
    • appliance manufacturer warranties.

    There are important differences among warranties. For example, manufacturer warranties usually do not cover installation (also called "set-up") and transportation of the home.  If this is a concern to you, please ask us about the protection and warranty of the installation. Although you may never need such warranty services, it's a good idea to check the coverage on any warranties offered before you buy.  We also offer a 2-10 buyers warranty with all home sales.  This provides warranty protection from the 2nd year of homeownership, through the 10th year. Ask us about the details of this protection.

    Where can I locate my home?
    Many homes are placed on privately owned property. If this option appeals to you, find out about zoning laws, restrictive covenants, and utility connections. We are able to assist you with this information. Another option is to place your home in a land-lease community specifically designed for manufactured homes. Here, you own the home but lease the land. Placing your home in a land-lease community involves fewer lot placement considerations such as utility connections. A third option is buying the home and land together in a planned subdivision where placement issues are handled by the developer.  This is becoming more popular and the acceptance with officials is becoming easier.   

    May I move my home?
    Yes, but it's not common to do so. Just like a stick-built home, the transportation of a home can place considerable stress on its structure and contents. Nevertheless, if you do plan to move your home at some future time, make sure you check with the appropriate state authorities about transportation and zoning regulations. States have restrictions on weight, size and width that may prevent you from moving your home. If you relocate, make sure you use a professional transporter; never try to move the home yourself. It's also important to check the data plate zone maps in your home. These maps tell you the wind, snow and thermal zones for which your home was constructed. Use them to determine if the new location is suitable for your home.
    Cost is another consideration. Besides transport expenses, which include licensing fees to take your home through a state, you'll have to pay for a new foundation, installation, and utility hook-ups. 

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This page was last updated 09/21/01.
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