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MANUFACTURED HOMES |
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The term "manufactured home"
is generally accepted to describe a type of house that is
constructed in a factory to comply with a building codes. In
the past, manufactured homes were called "mobile homes,"
a term that many people still use. However, "mobile" is
no longer an accurate name because fewer than five percent of such
homes are ever moved off the owner's original site.
THE MANUFACTURER'S WARRANTY
Warranties vary among different
manufacturers. Ask to see the warranties on the manufactured homes
that interest you and compare them before you buy. All retailers
are required to have copies of the manufacturers' warranties that
are offered on the homes they sell, and they will make them
available to you if you ask to see them. By reading the warranty
before you buy your home, you can make sure the home you buy is
covered by the kind of warranty protection you want.
When you buy your manufactured home,
you will receive the manufacturer's written warranty from your
retailer. The manufacturer's written warranty usually covers
substantial defects in workmanship in the structure;
factory-installed plumbing, heating, and electrical systems and
factory-installed appliances (these also may be covered by
appliance warranties). It is important to understand that the
manufacturer's warranty will not provide coverage for problems
resulting from lack of proper installation or maintenance,
accidents, owner's negligence or unauthorized repairs. Therefore,
to make sure that your home's warranty will be honored carefully
follow the manufacturer's instructions for installing,
maintaining, and repairing your home. In many cases, the retailer
will perform service under the manufacturer's warranty. However,
it is the manufacturer who has the final responsibility. Be aware
that if the retailer must order parts from the manufacturer to
make a warranty repair, shipping and delivery of those parts may
affect the amount of time it takes to get service. Before you buy
your manufactured home, ask to see the written warranties offered
on the homes the retailer sells. Manufacturers warranties cover
many, but not all, types of potential problems.
The answers to the following questions should help you get the kind of warranty protection you want:
Consider these important questions
about warranty coverage before you decide which home to buy.
Implied warranties are unspoken, unwritten promises created by
state law. Ask to see all warranties in writing. Make sure you
understand who offers the warranty, who performs the service, and
what is and is not covered before selecting and buying your
manufactured home. In addition to any written warranty offered by
the manufacturer, you may have certain "implied
warranties" when you buy a manufactured home. An implied
warranty is an unspoken, unwritten promise that a product is fit
to be sold and used for its intended purposes--for example, that a
manufactured home is fit to be sold and lived in. These implied
warranties protect you even if no written warranty is offered by
the manufacturer or retailer. Most states allow sales that exclude
implied warranties ("as is" sales). However, some states
do not permit a seller to exclude or limit implied warranties.
Contact your provincial or local consumer protection office to ask
about implied warranty protections in your province. When buying a
manufactured house, especially a used one, make sure you know
whether it is being sold "as is" -- with no implied or
written warranty.
THE RETAILER'S WARRANTY
A retailer may offer a written
warranty on a home. Written warranties are not alike. But,
typically, the retailer's warranty will tell you the terms of the
warranty, what you must do to keep the warranty in effect, what
you can reasonably expect from the retailer, and that the home has
been installed according to manufacturer specifications and local
regulations. Remember, ask to see the retailer's warranty before
buying to check on what it does and does not cover. You should
know that a retailer's warranty will not provide coverage for
problems that arise from owner's negligence, failure to provide
proper notice for service, and unauthorized repairs.
APPLIANCE WARRANTIES
The appliances in your home also will
be covered by warranties. In many cases, these warranties, along
with use and care manuals, are provided by the individual
appliance manufacturers. Read the appliance warranties and note
the duration and terms. In addition, check instructions in the
warranty about how to get service. In most cases, the quickest
service can be obtained from the appliance manufacturer's
authorized service centers. Check the use and care information on
the appliance warranties for a list of such service centers or
service agents. However, if warranty service is not available from
the appliance manufacturer or its servicer, contact your retailer
for assistance. The home manufacturer's warranty, if any, may
provide warranty service for your problem. The retailer may offer
a written warranty, but not everything will be covered.
PLACEMENT & SELECTION OF
YOUR MANUFACTURED HOME
Manufactured homes offer a wide
variety of styles and prices. There is a manufactured home to fit
almost every pocketbook. Some models are designed for those whose
budget limits them to a lower-cost home. Other models have such
higher-priced features as cathedral ceilings, formal dining rooms,
and woodburning fireplaces. The home can be a single-section unit
or a larger multi-section unit. Multi-section homes come from the
factory in two or more parts that are joined at the site. A
single-section home comes from the factory as one complete unit.
With manufactured home sales centers located throughout
Canada, you have an opportunity to choose from a wide variety of
home styles.
PLACING YOUR MANUFACTURED HOME
Before you select and buy your home,
you should decide where it will be located. There are three basic
options you can consider. First, you could plan to place your
manufactured home on land you own or intend to buy. If you choose
this option, you must consider zoning laws, restrictive covenants,
and hookup regulations. Such restrictions may prevent you from
placing a manufactured home on a particular piece of land. Second,
you could plan to place your manufactured home on a leased
homesite in a manufactured housing development, in which case the
company managing the development will normally take care of these
considerations. Third, you could decide to buy a home already on a
homesite in a planned community. Then, of course, you would not be
faced with the typical placement concerns.
PLACING YOUR HOME ON YOUR OWN
LAND
If you own or plan to buy land for
your manufactured home, there are several matters you should
consider. Zoning- in cities and suburban areas, and in some
semirural areas, you may face zoning requirements that must be
met. In certain areas, there may be a prohibition against
manufactured homes, or certain requirements regarding their size
and exterior appearance. You can find out if there are any
restrictions or requirements by contacting the local community's
planning and land use department. Consult your local telephone
directory for the office nearest you. Restrictive Covenants-
limitations in property deeds that control how you can use the
land. These may include a requirement that homes be a certain size
or a prohibition that lands not be used for certain purposes. The
title search, conducted when you buy the land may reveal
information about such restrictions. Sometimes, however, the
restrictions are described in ways that are difficult to
understand. You may want to check with an experienced real estate
attorney to see if there are any restrictive covenants that would
keep you from placing your home on the land you are considering.
Utilities- although a manufactured home comes complete with
plumbing, electrical, and heating systems, it must, like all
homes, be connected to electrical, water, and sewerage facilities.
If your site is in a well-developed area, all necessary utilities
may be available, subject to connection charges. Find out exactly
what utilities are available and how much it will cost to connect
your home to all utility sources. Contact your local public
utilities division for information about utility services in your
area. Make sure the the applicable zoning bylaws and the deed on
your land will allow a manufactured home to be placed there.
There are a number of important
questions to consider when placing your manufactured home in a
rental community.
PLACING YOUR HOME IN A RENTAL
COMMUNITY
You may want to place your home on a
leased site in a community especially planned for manufactured
housing. Placing your home in such a community usually involves
fewer practical problems. If you are interested in a rental
community, visit the ones in the area where you wish to live. In
addition, some manufactured home retailers may operate their own
rental communities, so you may wish to ask the retailer for
information and advice about them. Find out what each community
offers and the differences among them, including the financial
aspects, such as rental and installation costs and any
miscellaneous service charges. There also are several questions
you will want to ask before deciding upon a particular rental
community.
BUYING A MANUFACTURED HOME IN A PLANNED COMMUNITY
You may want to consider another
alternative and buy a home that already is located in a planned
community. As with a rental community, there are fewer practical
problems involved because you do not have to concern yourself
about placement. Be sure to check into the costs, services, and
rules of any planned community before you buy. You should consider
the matters such as who is responsible for utility connections, if
there will be any restrictions on resale of your home, and whether
you can live with that community's rules.
CHOOSING A MANUFACTURED HOME
There are several matters you may want
to consider when choosing a home. How do I want my home to look?
You may select from a variety of exterior designs, depending upon
your taste and your budget. External siding options come in a
variety of colors and materials including metal, vinyl, wood, or
hardboard. You also may select such outside design features as a
bay window, a gable front, or a pitched roof with shingles.
Awnings, enclosures around the crawl space, patio covers, decks,
and steps also are available. What size home and floor plan do I
want or need? Manufactured homes are available in a variety of
floor plans that include spacious living rooms, dining rooms,
fully equipped kitchens, one or more bedrooms, family rooms, and
utility rooms. Depending upon your needs and the size of your lot,
you can choose a single-section home plan or a larger
multi-section design. Homes range in size from 400 to 2500 square
feet.
Check state laws- they may limit the
movement of your home after installation. If there is a chance
that you might relocate your home to another state, find out about
state laws covering transportation of manufactured homes. Some
states, particularly eastern states, have certain regulations,
such as weight, size, or width limitations, that may prevent you
from moving your home. Before you purchase, check with the
appropriate authorities in the states through which you may want
to transport your home. If you do move your home you will be faced
with extra expenses. Besides transporting costs, which include
licensing fees to take your home through a state, you again will
have the cost of foundation construction, installation, and
utility hookups.
What interior options and features are
available? Manufactured homes have many options and features for a
variety of floor plans. You also can choose color and quality
options for carpets and wall coverings and you can choose other
features such as custom cabinets, window designs, and wood-burning
fireplaces. Some home models and manufacturers offer more custom
options than others. Ask your retailer what options are offered on
homes they sell.
What appliance packages are available? Most manufactured homes are sold with a refrigerator and range. But some appliance packages may include microwave oven, trash compactor, garbage disposal, washer/dryer, and built-in indoor grill. Central air conditioning also is an option. Be sure your energy package is designed for the climate zone where your home is located. What energy-efficiency options are available? There are a variety of optional energy packages available, such as increased insulation, double- and triple-glazed windows, sheathing products, self-storing storm windows, and "high-efficiency" water heaters, furnaces, refrigerators, and air conditioners. Ask your retailer about available energy-saving features and their costs. You especially should note the "heating certificate," which specifies the temperature zone for which the home is designed, and the "comfort cooling certificate," which specifies the appropriate central air conditioning system for the home. Both certificates are located on the inside of the home. You should not place your home in a climate zone for which it was not designed.
What written warranty coverage is
offered on the home, its transportation, and its installation on
the homesite? Nearly all manufacturers offer a written warranty on
the home itself. There are, however, important differences among
warranties. For example, manufacturers' warranties may exclude
coverage of installation and transportation (although reliable
retailers or contractors usually offer written warranties on these
services). Although you may never need such warranty services, it
is a good idea to check the coverage of anywarranties that are
offeredbefore you buy.
BUYING A MANUFACTURED HOME
Most likely you will buy your home
from a retail sales center, although today, you also could buy
your manufactured home from a real estate agent if the home is
already located in a community. Some retail sales centers are
owned and operated by a home manufacturing company, but most
retail businesses are independently owned and operated. They sell
homes built by several manufacturers. You should. use as much care
in choosing your retailer as you do in choosing your home and its
features. This is because the retailer will help you choose your
home and, if you wish, custom order it from the factory. In
addition, the retailer usually will be the one responsible for
having your home delivered and installed. The retailer also may
arrange for financing and insurance for your home. Finally, after
you move into your home, your retailer often will be the person
you contact for warranty service.
One of the best ways to find a reputable retailer is to talk with friends who live in manufactured homes and get their recommendations. You also might ask them to recommend a home manufacturer. You may wish to contact your local Better Business Bureau to find out if a particular retailer or manufacturer has a record of unsettled or unresolved complaints on file. You also may wish to contact your state manufactured home association and request the names and addresses of manufacturers or retailers in your area.Compare warranties offered by various manufacturers and retailers.
SITE PREPARATION, TRANSPORTATION & HOME INSTALLATION
Proper site preparation and
installation are necessary for comfort, durability, and correct
functioning of your home. Make sure the transporting company
warrants its services in writing. Before your home is installed,
you must ensure that the site has been prepared properly. If you
are placing your home on your own land, your retailer can provide
advice on how to prepare the site. If you will be living in a
rental community, the community manager will probably take care of
site preparation. Before signing your lease, ask about this and
any other costs.
SITE PREPARATION
If you are having your home installed
on your own land, you are responsible for site preparation.
However, it is a good idea to ask your retailer (or whoever is
going to install your home and warrant the installation) to
inspect the site prior to installation to make sure that
everything has been prepared properly. Here are some guidelines
that must be followed in preparing the site:
Although you may be able to do some
work yourself, such as removing trees and shrubs, most
site-preparation tasks, such as grading and compacting the soil,
require technical expertise. You will need to contract for expert
assistance to ensure that your home is installed on firm land that
adequately drains.
TRANSPORTING YOUR HOME
In most instances, your home will be
transported first from the factory to the retail sales center. At
the center, your retailer will use a checklist to make sure your
home arrived undamaged, and if any problem occurred while your
home was being transported from the factory, it will be repaired
before delivery to your homesite. If any damage occurs while the
home is being transported to your site, the company transporting
your home is usually responsible. Therefore, you should check for
damage as soon as your home is delivered. If you find any damage,
contact the transporting company immediately. If you allow your
home to be transported by a company that does not provide a
written transportation warranty, it may be difficult to obtain
free repairs, if any are necessary. Therefore, before you purchase
your home, make certain that the transporting of your new home is
protected by a written warranty.
INSTALLING YOUR HOME
After you have chosen the retailer and
your home, have complied with local building and zoning
requirements, have obtained state inspections when necessary, have
properly prepared the site, and have gotten good warranty
protection on the home and its transportation and installation,
you are ready to have your home installed on a homesite. This also
requires careful attention.
Every manufacturer is required by the federal standards to provide instructions for installing your home. However, the actual installation typically is not within the manufacturer's control. Therefore, the installation of your manufactured home is not covered by the manufacturer's warranty. These cautions are not designed to worry you, but rather to alert you to the importance of installation. Hundreds of thousands of manufactured homes are installed on sites each year without major problems. You should not have problems if your home is installed by a reliable retailer or by a company that specializes in manufactured home installation. Check for damage as soon as you receive your home and report any problems to the retailer or transporter as soon as possible. The manufacturer's written warranty on the home usually will not cover problems that are caused by improper installation. Usually, the retailer will install your home or contract with a professional installation crew to do the work. In most cases, the price of your home will include the cost of installation by such qualified professionals. Be sure to check this with your retailer before you sign the sales contract. If installation is not included in the price, you may have to contract with a separate company to install your home. Ask your retailer for the names of such companies. Clarify in writing what installation services are provided, who is providing them, and who warrants the work. The retailer should spell out in writing the full scope of installation services that are included in the price of your home. This should assure you that everything is covered and that there will be no misunderstandings about who is responsible for what. Regardless of whether the retailer or a separate company installs your home, you should follow several guidelines.
By following these guidelines, you
will know exactly what you are paying for, how to check your home
to see that the work has been done properly and, equally
important, what kind of warranty protection covers each step.
Installing your home involves six steps. The price of your home
usually includes all of these steps. Therefore, ask to see an
itemized list in writing before signing the contract to purchase
your home.
1.Transporting Your Home From
the Retailer's Sales Center to Your Homesite.
The manufacturer normally is
responsible for transporting the home from the factory to the
retailer, and the retailer is usually responsible for getting the
home to your land. However, if the roads are not adequate or there
are obstacles that will make it difficult to get the home to your
site, your retailer may be unable to accept responsibility for
delivering your home. Be sure to check the route to your homesite
for such things as low-hanging tree limbs and loose rocks.
2. Constructing a Foundation
for Home Placement.
In addition to following the
manufacturer's instructions and complying with local law, find out
if the institution financing your home (or the rental community in
which you place your home) has foundation requirements. Remind
your retailer about the kind of financing you are using so that
all applicable foundation requirements will be met. If you place
your home on your own property, you have the option of choosing
from a number of different foundation types. Several types of
foundations are available, from concrete slabs to full basements.
Remember, local codes reflecting the different climates and soil
conditions must be followed. A professional installer will know
which foundation codes are required by local law or what is
required by your financing institution.
3. Leveling Your Home.
It is essential that an experienced
crew installs your home to assure that it is leveled correctly.
Leveling is one of the most important steps in setting up your
home. It must be done according to the manufacturer's
specifications. If your home is not level on its foundation, the
weight of the home will not be distributed evenly. Poor leveling
could result in such problems as doors that do not open and close
easily or floors or walls that buckle. If any of these problems do
occur because your home was not properly leveled, the
manufacturer's warranty will not cover the repairs. Remember, the
manufacturer's warranty only covers problems resulting from faulty
construction. Insist on walking through the home before the
installation crew leaves to check for signs that your home may not
be level. Leveling is critical and must be performed by a
professional crew. Walk through your home before the installation
crew leaves to assure that the home is level. After installation
has been completed and you have checked out the installed home, it
is very important to periodically recheck the leveling of your
home. This is important because, over time, such things as
foundation supports may settle unevenly and create an un-level
condition. Such conditions can, in extreme cases, cause serious
damage to the walls and floors. Normally, you should recheck
leveling about 60 to 90 days following installation and, perhaps,
once a year after that.
4. Securing Your Home to the
Foundation.
It is not sufficient merely to place
your home on a properly constructed foundation. There are certain
minimum requirements that should be met. To ensure that your home
does not shift and become damaged, it must be anchored to the
ground according to the manufacturer's instructions or as required
by local codes. Anchoring should prevent severe winds from
damaging your home. Although your home will come with instructions
for properly securing it to its foundation, anchoring is not a
do-it-yourself project. Talk with your retailer about anchoring,
and be sure that your home's installation includes this very
necessary step. Anchoring your home to the ground should be done
by experts.
5. Finishing Your Home.
Once your home is secured to the
foundation, finishing work may be needed, such as an enclosure
around the crawl space or landscaping. If your home is a
multi-section, finishing may include applying molding and joining
carpet on the interior or completing work on the exterior siding.
6. Connecting Your Home to
Utilities.
Installation services should include
connecting your home to the necessary water, electrical, gas, and
sewerage lines. If this is not included in your installation
price, you will have to contract for these services yourself. Your
retailer can tell you how to make arrangements for utility
connections. Alternatively, you can obtain the information from
the local government agency that oversees building permits.
INSPECTION OF YOUR NEW
MANUFACTURED HOME
When you take possession of your new
home, the first thing to do is to check it over thoroughly. It is
important to discover problems early and report them to the
retailer or the installer within the warranty's time limits.
INSTALLATION INSPECTION
First, check to see that your home was
installed properly. If you are present during installation, ask
the installation crew manager to walk through your home with you
to assist in identifying problems and to answer your questions.
Open and close all interior and exterior doors. If a door does not
open and close smoothly, it may indicate a need for a minor hinge
adjustment, but it also may be a sign that the home is not level.
Immediately call this to the attention of the person responsible
for installation. Also, examine the entire house. Look at the
walls, the floors, and the ceilings. Be certain that all faucets
and appliances work.
GENERAL INSPECTION
You will want to make your inspection
of the home in an organized way. A good strategy is to inspect the
outside of your home first and then check the interior, carefully
going through each room. Many manufacturers provide a checklist in
the owner's manual of items you should inspect. You should fill
out the checklist and return it to the manufacturer as soon as
possible. As you make your inspection, jot down on paper every
item you think requires service. When you are finished, make
copies of the list -- one for you, one for your retailer, and an
extra copy for the manufacturer. It is also a good idea to put the
date of your inspection on the list. Carefully inspect your home
for any problems as soon as it is installed; make sure that it is
level-check doors, windows, and drawers. *Remember
that installation is the key to durability and proper functioning
of your home.
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