Not finding the answer you need?  Visit the Contact Us page and fill out the form to have someone answer your specific
          questions!

What is the difference between a "Manufactured Home" and a "Modular Home"?

"Factory-built" homes include both manufactured and modular homes. Both types of structures are built in a factory by professional craftsmen. Following is a description of what differentiates the two types of homes.

MANUFACTURED HOMES - A manufactured home is a structure built on a permanent chassis that can be used with or without a permanent foundation when connected to the required utilities. Manufactured homes are constructed entirely in a factory with federal standards enforced by the Department of Housing and Urban Development (HUD). HUD regulates the home's design and construction, strength and durability, transportability, fire resistance, energy efficiency and quality control. It also sets tough performance standards for heating, plumbing, air conditioning, thermal and electrical systems. The HUD code preempts local building codes as they relate to federal construction codes for manufactured homes.

Manufactured homes are predominantly single-story and are delivered to the home site in one, two or three sections. Flooring, cabinetry, fixtures, appliances and plumbing have been installed at the factory. If the home has multiple sections, the sections are joined at the site, with minimal finish work completed by an installer, such as the joining of carpet and the connection of utilities. Manufactured homes may be placed on private property or in a manufactured home community.

Manufactured housing also offers more space than before. Multi-section homes are available with floor space ranging from 1000 square feet to over 2400 square feet. With 7/12 pitched roofs, garages and landscaping, they are often hard to distinguish from site-built housing. The most commonly used name is double-wide.

MODULAR HOMES - Modular homes are also factory-built. They begin as components and are designed, engineered and assembled in a controlled, factory environment. The components come together at the building site and the home is completed by a licensed builder. Modular homes must meet codes regulated by state and local agencies, the same way in which site-built homes are regulated. In Michigan this code is known as the Michigan Residential Code which has been adopted from the International Residential Code.

Modular homes can be one or two story dwellings and are delivered to the home site in two or more sections, sometimes as the shell of a home. Although much of the interior work has been accomplished at the factory, some of the interior and exterior finish work is completed by the builder at the home site. The interior amenities installed at the home site are governed by local codes. Modular homes are placed on private property. Some commonly used names are BOCA modular or State Code Compliant Home.
Back to top

What does the construction process for a factory-built home involve?

Factory-built systems are models of efficiency and quality assurance. The building process begins at the design phase. Most producers use state-of-the-art computer assisted design (CAD) stations which aid them in customizing floor plans and producing drawings and materials requirement list. Once designed, the building process begins. This process is similar to what you've seen during the construction of houses in your neighborhood. The quality materials and care for detail, and the same building codes and standards are observed.

Efficiency begins with modern factory assembly line techniques. Your home travels to workstations, with all the building trades represented. Work is never delayed by weather, subcontractor no-shows or missing materials. Quality engineering and modular construction techniques significantly increase the energy efficiency of your modular home. A quality control process provides 100% assurance that your home has been inspected for code compliance and workmanship. In-plant inspectors as well as independent inspection agencies inspect the home on behalf of your state and local government.
Back to top

How long does it take to build a factory-built home?

Speed and consistent quality are two of the many advantages of choosing a factory-built home for your new home. Once you place your order with us, a production slot is reserved for your new home at the factory where your home is being built. Depending on the time of year and other factors, it takes 4-8 weeks before your new home is built at the factory. During this 4-8 week time frame, your site will be prepared for your new home (excavation, foundation, etc.) if you are building on private property. Once the manufacturing process is complete, typically with interior finish right down to carpets and wall finish, the unit must be transferred to the building site and placed on its foundation. Once the home is delivered to the site and placed on the foundation, the interior finish work, any on-site additions such as garages and decks, utility hookups, and any other finish work is completed.  Normally the entire project is completed in two to four months. We work all year around.
Back to top

I know that modular homes are built to the same codes as site-built homes, but is financing any different?

There are no distinctions between modular and site built homes as far as appraisal or financing. Banks and lending institutions treat both types of construction the same. Likewise, there is no difference in insuring modular property.
Back to top

Can I design my own home instead of using a manufacturer's standard floor plan?

Yes. Our manufacturers are able to custom build your floorplan provided it meets certain criteria. The home must be able to be transported and meet certain height restrictions. Simply bring us your floorplan and we will tell you if it can be done and give you an estimate on the price.
Back to top

What do factory-built homes look like?

Modular homes look like any other home. Today's building technology has allowed manufacturers to build most any style of home from a simple ranch to a highly customized contemporary. And, it doesn't stop with houses. Modular producers are busy building banks, schools, office buildings, motels and hotels. Chances are you've been in many modular structures and probably never realized it.
Back to top

Can I save money purchasing a factory-built home?

Yes, definitely. Savings can be significant because of the more efficient labor and material costs associated with factory production and because of the increased material purchasing power. You can certainly buy a cheaper home, but you will find that in a lower priced home, the materials used will be inferior. Often in less expensive homes, you will find that off-brand materials are used rather than trusted name brand components. When comparing costs, if the exact same specifications are used, a factory-built home will normally be between 5% and 20% less than comparable site built homes.
Back to top

Will my factory-built home hold it's value over time?

Contrary to popular belief, a factory-built home will hold it's value just as well as a site-built home. The key to this is location and condition. A properly sited and maintained modular home will appreciate in value at the same rate as it's surrounding homes. In fact, as more data accumulates, it is apparent in many cases that a high quality modular home, because of the structural integrity, will hold its value better and appreciate at a more favorable rate than a comparably priced site-built home.
Back to top

I own property. Can I use this for my downpayment?

Yes. Most lenders will allow you to use the equity that you have in your property as downpayment. Most buyers with land are required to use very little if any out of pocket money.
Back to top

How much downpayment do I need? What are my monthly payments going to be?

DOWN PAYMENT - The amount of down payment required will vary from buyer to buyer. Lenders use a number of factors when determining how much downpayment money they will require from a buyer. Determining factors are things like credit history, income, job time, and other risk factors. Each buyer is individually analyzed to determine what is needed. River Valley Homes can help you determine the amount of down payment needed.