Manufactured Homes: Most Regulated and Inspected Housing in the United States

Manufactured homes are the only form of single family housing in the country subject to a federal construction code. Every aspect of the manufacturing process is controlled and inspected to be in compliance with this U.S. Congressional mandate. You might ask, why are manufactured homes singled out from other types of housing?

In the 1950s, 60s, and 70s, the mobile home burst upon the housing scene as a form of housing that most anyone could afford. The incredible demand resulted in dozens of manufacturing plants building low priced mobile homes throughout the country, in states where regulations governing construction and health and safety were virtually non-existent.

Mobile home builders produced homes as quickly and as cheaply as possible to sell these homes at a price to be competitive with other builders with little regard to the integrity of the product or the welfare of the purchaser. Most buyers of mobile homes were placed in rural areas where land was inexpensive and not subject to zoning jurisdictions.

In the meantime, there were manufacturers on the west coast that were producing quality mobile homes for homebuyers to be placed on expensive land or in modern mobile home communities. For example, the state of California regulated factory built homes to a standard that would eventually be a template for the federal regulations that were to follow.

With the support of the responsible members of the mobile home industry, the U.S. Congress passed legislation in 1976 to establish a federal building code for mobile homes. This legislation is the Federal Manufactured Home Construction and Safety Standards Act, which went into effect June 15, 1976. The federal code is administered by the U.S. Department of Housing and Community Development (commonly known as the HUD CODE). The federal standards regulate manufactured housing design and construction, strength and durability, transportability, fire resistance, energy efficiency and quality. The HUD CODE also sets standards for the heating, plumbing, air conditioning, thermal, and electrical systems.

It can be generally acknowledged that a building code is only as good as the enforcement system that accompanies it. The manufactured home enforcement program required by the U.S. HUD CODE is a thorough and efficient system designed specifically for the factory production environment. Because the factory pace differs from that of the construction site, the manufactured home enforcement system is different too.

The goal in both cases are the same: to ensure the highest degree of safety in the design and construction of the home. Ideally, a building code should be backed up by uniform and consistent enforcement. The HUD enforcement system relies on a cooperative federal/state program to ensure compliance with the Federal Manufactured Home Construction and Safety Standards(the HUD CODE). HUD enforces the HUD CODE through its agent, the National Conference of States on Building Codes and Standards (NCSBCS).

Editors Note: Please refer to part 2 of this series regarding the inspection process that absolutely assures home buyers of a safe and quality constructed manufactured home.

Manufactured Homes: Regulation and Federal Inspection Assures Quality and Safety

Today’s manufactured home is the most quality consistent housing choice in the United States. It is the only form of construction that is subject to a Congressional Federal Construction Code administered by the U.S. Department of Housing and Community Development (commonly known as the HUD CODE). The HUD CODE went into effect June 15, 1976

Almost 40 years after the implementation of this rigid federal code became effective, the manufactured housing industry sometimes still carries the stigma of the shoddy conceptions of the mobile home industry of the 1950s, 60s, and 70s. In fact, there is zero resemblance to the mobile homes of that era and the manufactured home of today. The federal enforcement and inspection system, along with technologies developed and advanced by manufactured housing producers, has resulted in a manufactured home that is equal or better built than a comparable site-built home and is 20-30% more affordable.

Enforcement and Inspection

Uniformity and consistency can be maintained in the federal government enforcement system because of two key factors. First, the inspections take place in the factory, during each phase of construction, and follow behind the manufacturer’s own in-plant inspection and quality assurance teams. This allows for more thoroughness since time is spent inspecting homes rather than travelling to inspection sites. Efficiency is increased because travel time is limited and necessary paperwork is minimized. Second, consistency is maintained because fewer people inspect more homes. The enforcement procedure is much less susceptible to individual interpretations, as would be the case with on-site inspections in every jurisdiction across the country.

Inspection Starts Before Production Begins

The federal government enforcement system begins under the watchful eye of the Design Approval Primary Inspection Agency (DAPIA). The DAPIA (a third-party inspection agency) must approve the engineering design of each home to be built, approve the manufacturer’s quality assurance manual for its plant and coordinate the other third party inspection agency, known as the Inspection Primary Inspection Agency (IPIA). The IPIA has the responsibility of making sure the production facility programs and procedures are in accordance with the DAPIA-approved quality assurance manual and it conducts inspections of homes produced in the factory to assure conformance with the approved design.

Certification Assures the Home Buyer

Before leaving the factory, each manufactured home must have a numbered certification label affixed to the exterior of each section of the home. This HUD label certifies to the home buyer that the home has been inspected in accordance with the federal government enforcement procedures, and it complies with the national building and safety code administered by the Department of Housing and Urban Development. Only when all inspection parties are satisfied that the home complies with the code, will the certification label be affixed to the home. A consumer seeing the home for the first time will have the assurance that the home has been thoroughly tested and inspected from the design stage through final construction and found to be built according to the approved design.

Editors note: Please refer to part 3 of this three part series that details the home buyer advantages of the enforcement and related inspection system of the federal HUD code.

Manufactured Homes: Home Buyers Benefit From Federal Regulations

I have summarized the enforcement and inspections of the manufactured home construction process. This enforcement and scrutiny of the manufactured home construction process is, by far, the most thorough regulation of any other form of building construction.

As reported in part one of this series, the “mobile home” (as it was called prior to being changed by legislation to “manufactured home” in 1980) was not even similar to the manufactured home of today. Shoddy inconsistent construction techniques that existed 40 years ago were a result of the lack of state and federal oversight of the construction and in particular the health and safety aspects of a booming mobile home market. In fairness to the states, they didn’t know how to regulate the mobile home phenomenon. Most of these states classified the mobile home as being an adjunct to the automobile business with motor vehicle regulations being applied to mobile homes. After all, the word “mobile” was used to describe this product.

In 1976 Congress passed historic legislation that changed the manufactured housing industry forever — in a good way. This legislation is the Federal Home Construction and Safety Standards which was effective on June 15, 1976. This federal code is administered by the U.S. Department of Housing and Community Development (commonly known as the HUD CODE).

The HUD regulates every aspect of the building and installation process through state agencies contracted to HUD. The in-plant inspection process is thorough and relentless as the home proceeds to built one step at a time. The inspection process actually begins before the home construction commences. Every floor plan and design is required to be engineered in compliance with HUD regulations and approved for production by a 3rd party design agency approved by HUD.

So you might ask, “How do these government regulations and enforcements affect me and my choice of housing?” Excellent question! All the things a homeowner would find important in a home are a result of these construction standards and the technological advancements and expertise of the manufacturers of today’s manufactured homes.

The HUD code sets standards in the following areas:

Manufactured housing design and construction - All homes must be pre-approved and certified to meet federal construction guidelines before construction commences.

Strength and durability- Each home must be manufactured with quality building materials and applications to assure that home will stand the test of time.

Transportability - Yes, this is strictly enforced, even though the only time a manufactured home is usually transported is the original transport from the factory to the home site. A manufactured home is built on a steel frame that assures the structural integrity of the home on site as well as during transport.

Fire Resistance - A manufactured home is built to a standard exceeding the flame spread retardation recommended for site built homes.

Energy efficiency- The air-tight construction aspect of the manufacturing process along with insulation completely wrapping the perimeter of the home results in lower utility costs than other types of single family housing. Combined with HUD Code requirements that manufactured homes be equipped with energy efficient heating and air conditioning increases the savings appreciably. An additional savings of 20 to 30% can be achieved by upgrading to ENERGY STAR appliances and products that are available through most manufactured home builders/retailers.

Storm Safety- The HUD Code was amended in 1994 with requirements that manufactured homes meet building and installation standards to provide wind safety safeguards in pre-designated storm regions of the country. Manufactured homes produced since 1994 have been proven to be equal and, in many respects, safer than site-built homes during tornadoes and hurricanes.

It is safe to say that you cannot purchase a poorly constructed manufactured home. Yes, there are differences in prices. However, the difference is in things that you can see, such as, amenities, equipment, decor, appliances, tape and textured drywall, vaulted ceilings, etc.

Today’s manufactured home has been chosen by many homeowners as their dream home. For others who are contemplating home ownership, they may be thinking of the stereotypical “mobile home” of long ago and not realizing that the affordable, quality, American dream of homeownership today is built in a factory.

 Want to exlpore the Manufactured Homes we offer? Click Here

HOMESPOT is proud to announce the Grand Re-Opening of our new location in Clovis. We decided we needed to make a change so that our location better fit the needs of our valued customers.

To celebrate the move we’re hosting an event to show our appreciation to the customer’s that made the transition with us as well as letting everyone know where our new home will be. You are all invited to join us for fun and prizes. We'll be providing free home valuations and taking you on a home tour to showcase some of our finest homes in Clovis.

We’ll be open for our regular Saturday Hours from 9:00am to 4:00pm but the festivities will be taking place from 12 - 2 all leading up to the ribbon cutting at 2:00pm and who doesn’t love an old fashion ribbon cutting?

So we hope to see you all there as we begin a new Chapter in Clovis, NM!!!

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Check our Real Estate page here

 Why do so few renters have insurance?

Did you know: While 95% of homeowners have a homeowner's insurance policy, only 37% of renters have renter's insurance, according to a 2014 Insurance Information Institute poll conducted by ORC International

One reason is that some tenant’s may assume they are covered under home owner’s policy. Reason two; tenants are unaware of how much they have in personal property. If you add up the value of just your clothing and electronics, it probably wouldn't take long to get into the thousands of dollars. The third but most important reason is liability: If someone is injured in your house – a friend, neighbor, or the pizza delivery person – they could sue you. So you think you don’t need a renter’s insurance policy? Well, here are six good reasons why you should have a renter’s insurance policy!!!

1. It's affordable.

On average a renter’s insurance policy with 20K in personal property is $200 a year, $16 a month. There are other factors that will depend on policy premium including amount and coverages chosen.

2. It covers losses to personal property.

Renter’s policy covers personal property losses examples: clothes, jewelry, luggage, computers, furniture, and electronics. Don’t own much? Well it can add up faster than you think too much more than you realize!!! According to esurance.com, the average renter owns about $20,000 worth of personal property.

A Renter’s policy will cover losses to personal property form perils:

• Damage caused by aircraft
• Damage caused by vehicles
• Explosion
• Falling objects
• Fire or lightning
• Riot or civil commotion
• Smoke
• Theft
• Vandalism or malicious mischief
• Volcanic eruption
• Weight of ice, snow or sleet
• Windstorm or hail
• Damage from water or steam from sources including household appliances, plumbing, heating, air conditioning or fire-protective sprinkler systems

Note: Losses resulting from floods and earthquakes are not covered in standard policies. A separate policy or rider is required for these perils. In addition, a separate rider might be needed to cover wind damage in areas prone to hurricanes. And renter’s insurance policies don't cover losses caused by your own negligence or intentional acts. For example, if you fall asleep with a lit cigarette and cause a fire, the policy most likely will not cover the damage.

 3. Your landlord might require it.

It is becoming more standard that landlords are requiring their tenants to have renter’s insurance. A growing number of insurance companies are requesting the insured of HO2 policy’s to request their tenants to carry a renter’s insurance policy to help shift that liability off of the insured and onto the tenant where the responsibility of the risk actually lies.

4. It provides liability coverage.

Liability coverage covers losses due to accidental injury to someone visiting your home or a covered person injures someone. It pays any court judgments as well as legal expenses, up to the policy limit.

5. Its covers your belongings when you travel.

Travel any? Worry about your property? Well renter's insurance has you covered. A renter’s insurance policy covers your personal belongings, whether they are in your home, car, or with you while you travel. Your possessions are covered from loss due to theft and other covered losses anywhere you travel in the world. Check your policy or ask your insurance agent for details on what constitutes "other covered losses."

6. It may cover additional living expenses.

If the unfortunate happens like flood or fire and your rental in uninhabitable your renter’s insurance policy offers additional living expense coverages. This means your policy will pay for you to live temporarily somewhere else while your rental is being repaired.

Explore the Insurance side of HOMESPOT here

Have questions call Roxanne today 575-356-5639

General Checklist:

• Reduce the number of family photos throughout your home.

• Use scented items to create an inviting smell in your home.  Bad odors can deter some buyers.

• Clean all windows inside and out, ensuring they are functioning properly. If during the winter months, cleaning the inside of the windows should be sufficient.

• Repair broken items in your house (doors, cracks, etc.). In most cases buyers will ask for broken items to be repaired.

• Rearrange furniture or move furniture room to room to create more space and open area.

• Vacuum all carpet and hard wood floors.

• Scrub and clean tile and grout throughout your house.

• Empty the garbage daily to reduce odors.

• Repair all holes in walls.

Inside Home:

Bathrooms:

• Clean all surfaces. Put toiletries in drawers or cabinets.

• Leave out a bottle of hand soap or a clean bar of soap, along with a hand towel.

• Fold in thirds on towel racks daily. Purchase new towels if you needed.

• Clear all items out of shower stalls and tubs except for necessities.

• Keep toilet lids closed.

• Hide garbage can and cleaning supplies out of sight.

• Clean the shower curtain, or replace if needed.

• Repair any cracking or peeling areas and clean any moldy areas. Paint if needed.

• Give your shower and tub a fresh bead of silicone caulking around the edges to make them look neat and clean.

Bedrooms:

• Make beds daily and replace bedding if needed.

• Clear off night stands, dressers, etc.

• Pick up all clothes off the floor.

• Store extra books, magazines, or miscellaneous items underneath the bed.

• Keep closet doors closed. If you have a walk-in closet keep the floor clean and free of laundry and clutter.

Closets:

• Make sure the doors open easily. Fix any creaking sounds.

• Arrange items to create a tidier closet.

Den, Family Room, Living Room, Sun Room:

• Clear off all coffee tables and end tables.

• Remove all ashtrays.

• Move pet food bowls out of sight.

Dining Room:

• Clear off dining table, leave a center piece or other decorative item.

• Remove additional leaves from tables to make the room look bigger.

Kitchen:

• Clear all unnecessary objects from the kitchen countertops.

• Remove all pictures, magnets, drawings, messages, etc. from the refrigerator.

• Repair broken tile or loose corners on counters.

• Clean the stovetop and oven.(Several days prior) Replace burner pans if they are badly stained.

• Keep the kitchen sink clean and empty.

• Remove all soaps, sponges, and supplies out of sight and under the sink.

Laundry Rooms:

• Keep counters and sink clean and empty.

• Make sure that light bulbs are working, replace with higher wattage bulbs to create more light if needed.

• Put soaps, towels, etc. in cupboards.

Outside Home:

• Remove all garbage cans, wood scraps, extra building materials, etc.

Fences:

• Repair broken fences and paint if necessary.

Front Door:

• Stain or paint your front door.  Fix any dings or dents.

House Paint/Paneling:

• Spray down your panels or paints with a mixture of water and soap to help clean off any residue.

• If your house has paint, check to see if it needs to be touched up or repainted.

• Check panels and replace any panels that are broke.

Landscaping:

• Remove any dead plants and weed all planting areas.

• Keep your lawn freshly cut and edged.

• Prune bushes and trees.

Patios and Decks:

• Sweep all walkways and patios or decks.

• Decks should be cleaned, stained or painted if needed.

Roofs:

• Check gutters and roof for dry rot and moss. Be sure to clean the gutters on a regular basis.

Garages:

• Sweep out and organize. Keep storage in garage neat.

• Arrange tools and place into tool chests or containers.

More on HOMESPOT Real Estate here

I believe we have officially entered that time of year, where temperatures can go from freezing to 75 all in 24 hours.  That in itself is quite the feat since so many parts of the country (and world) don't experience such large temperature changes between day and night.  Before that first hard freeze sneaks up on us, there are several things you can do to help get your house and yard ready for winter.

1. Check your furnace - Turn it on before you need it.  Test it out, make sure it works the way it is supposed to.  Also, change that filter to make sure you are breathing clean air!
2. Check outside faucets - Make sure all your exterior faucets are either covered, in the ground, frost free, or any other fancy winterization faucet they sell.  Local hardware stores have the freeze protector "cups" you can use to cover faucets and help insulate them to protect them.  Disconnect water hoses so any freezing that goes on inside them does not back up into the faucet and crack it.
3. Yard work - clean up the yard one last time and be thankful things (weeds) are starting to die.  Get rid of (pull, mow, hack, etc) any and all weeds before the big winds come.  If we each do our part, there will be a few less tumble weeds blowing around this winter.  Cut back lavender bushes after they have died for the winter (HERE is a helpful easy website).  In the winter, trees grow their root system so be sure to water them every so often if they don't get any natural moisture (snow).
4. Check your house - Make sure all windows are shutting properly and are not drafty.  Same goes with doors.  A good way to test this is to take a burning incense around and see if there are any major drafty areas.  Xcel Electric also offers a program free to check your home for energy efficiency.  Take advantage of the resources around you. They also have a great list of winter energy saving tips.
5. Check all alarms - smoke alarms, carbon-monoxide, etc and change those batteries.
6. Don't forget about the pets! Make sure all pets have adequate protection from weather and a heat source.  The almanac says its going to be a cold, wet winter!

The holiday season is approaching, people are traveling, and most people are trying to leave the Portales/Clovis area rather than come.  But, thankfully, plane flights work both ways, so you can come and go just as equally.  Did I say plane flight?  To Portales & Clovis?  Yes! You heard me right.  You can fly here.  Boutique Air has daily service from Clovis to Dallas.  In 2 hours or less you can be in Dallas, compared to an 8 hour drive.  You book tickets on their website Boutiqueair.com or by calling them.  It is a pretty simple process, none of the confusion that comes with the major airline websites.  Their flights arrive at the corporate aviation terminal at DFW, and there is a shuttle to take you to the main terminal if you are switching to a main line carrier.  The process is pretty seamless so long as weather doesn't get in the way of things. You don't have to deal with the pesky TSA and there are no security lines.  One downside is that that luggage space is limited.

I mean, this is flying in comfort! By having this service, it has opened up a whole new world!  Tickets range from $69-$159 one way, depending on how early you purchase them.  I personally ran into trouble with weather, and the other downside is that other major airlines will not accommodate you if there are problems.  It is the same as driving though.  If you miss your flight, then you are on your own.  Check out this great service, safe yourself a few hours of frustrating travel time, and enjoy life.  Just book in advance, they fill up fast!

Everyone loves Instagram for fun stuff, but what about that upcoming remodel project?  Pinterst has been the go website for DIY projects, but they also have some pretty neat things on house organization, remodels, and how to just add a bit of curb appeal. HOMESPOT has a Pinterest page with a variety of information and ideas, but as housing professionals, we try to get outside of the box every now and then.

Have you every heard of ApartmentTherapy.com?  It is a great website that is not just for apartment dwellers.  It has great improvement projects, the ability to tour real life homes, and look at ideas by room and color.  It truly amazes me what a bit of paint and a little creativity can do.  No room is too small or too big to make over.  In Portales, I sometimes feel we loose touch with the rest of the world on whats trendy but these websites are golden for great ideas and to keep things fresh.

Another great website (and app) is Houzz.com.  It has a ton of design ideas for any room of the house.  This website is more focused on design, but it has a ton of great tips on how to use space efficiently and colors to help accent things.  It is also a ton of fun to play on!

Homesnap.com is a website and app that gives users the public information on a home by taking a picture of it.  The website is great, but still a bit basic for our area and I haven't tried to take a photo of  a home yet.  That is on my agenda of things to play with next time I'm out and about.  It is amazing how much information is public these days through the court house.

Social media and all of the content that exists on the web can be completely overwhelming. Our team is always experimenting and playing with things to try to find the best resources out there to make all of our lives a little simpler, more efficient, and prettier with a bit of color!

Don’t: Renovate

Do: Repair

Potential sellers believe that brand new hardwood floors and granite countertops will fetch them a much higher price. While it may increase the value of the house, the return most likely will not meet the investment that you made. Instead use your time and money on making repairs. Consider having a home inspection performed to quell any concerns that buyers may have. Hire professionals for larger, more difficult projects and you can handle the simpler touch-ups that need to be done. Potential buyers will lean towards a house that may need some design upgrades but lacks the need for major repairs.

Don’t: Settle for just any agent

Do: Your HOME-work

Listing your house with the same broker that helped you buy it over a decade ago may seem like the best way to go, but it is probably better to add them to a list of brokers that you will be interviewing for the position. Contrary to popular belief, the best broker isn’t the one that values your house at the highest price. It’s actually the person who is willing to give you a low price that might be the best choice. You want a broker who is honest and knowledgeable. They can help you get acquainted with the market, inform you on the selling process (if this is your first time selling), and educate you in the best-selling practices in today’s ever-changing real estate landscape. The more knowledge that you have, the better prepared you will be when it comes time to listing your home. Finding a Realtor that is willing and able to provide that knowledge is key to a successful sale.

Don’t: Add sentimental value to your asking price

Do: Price it RIGHT

Obviously, everyone wants to make the most amount of money possible; however, that amount of money may not be as much you think. Over-valuing a house, whether due to added sentimental value or an over-inflated sense of self, is a major mistake among individuals selling their home and can lead to a lower purchase price than the actual market value of a home. Sit down with your carefully chosen Realtor and come to a price point that you are comfortable with but that will also ensure the sale of your house. A lot of factors go into an asking price including: Current market conditions, market value of your home, comparable sold properties, and comparable active properties.

Teaser Alert!!! Keep your eyes peeled for a future article on how to price your home to sell.

Don’t: Over think staging your home

Do: Clear out the clutter

Professionals that are paid to go in and “stage” your home to sell are not prevalent on the high plains, but there is a lot YOU can do to make your house show and picture ready. Get rid of non-essentials; that means decorative vases, fake plants, and your ceramic unicorn collection. The more clutter there is in a house, the smaller your house will look. When people walk in you do not want them to think “Oh what a nice coffee table” you want them to think “This living room is huge. My coffee table will look great in here”. It’s not your house anymore, it is your PRODUCT and you want it to appeal to the most amount of people as possible.

Don’t: Linger

Do: Make it available

Some owners have the urge to hang around there house when people come to take a look. Whether it is because they want to see the reaction of the potential buyer when they see the bathroom remodel or because they want to make sure they don’t steal anything, it’s a bad idea. Vacate the property when a broker is showing your house. They want sell your house as much you want to sell your house, and guess what? They do it a lot more often than you. Let them do their job. Another major mistake is being stingy about who gets to see your house and when. The more people looking at your home, the better. Make it as available as possible to whomever may want to see it.

Don’t: Underestimate the value of a manicured lawn

Do: Boost your Curb Appeal

The view of the front of your house will be the first thing that anyone sees when looking at your home, whether  in person or online.   You want to make the best impression possible. Just mowing the lawn and trimming the edges will do wonders. Want a little extra boost? Try adding some well-placed, brightly colored flowers.

Don’t: Specialize

Do: Neutralize

From color to aroma, you want your home to be right down the middle in terms of taste. What you’re going for is a blank slate that any potential buyer can project their own idea of their home onto. That turquoise carpet in the living room that you love so much is going to have to go. And the cleverly painted pink and blue walls in your kids’ rooms will have to be painted over with a neutral color. You want to make it as easy as possible for the buyer to picture themselves living in your house.

Don’t: View your house as your home

Do: View your house as your investment

There have been a couple of references made to this concept, but it is plainly stated here. You have to remove the emotional attachment to your home and realize that it is now a house to be sold. It is no longer your domain to be master of, but rather your product that you want to sell to the masses. You’re not a homeowner, you’re an entrepreneur. You want to make the most out of your investment, and in order to do that you have to think like your consumer. What are they looking for, what do they want to see, what don’t they want to see. This is a very easy mindset for you to get into because you were (and probably are) a buyer. Think of what turned you off on a house, what you really enjoyed seeing, or maybe even highlight the features that attracted you to this house in the first place.

Don’t: Get Frustrated

Do: Have patience

As in all things in life, patience will be needed to sell a house. The average time that a house spends on the market in Clovis/Portales is about 5 months, so don’t panic when after 3 weeks you haven’t received an offer. If you listen to everything else listed in this article then it is only a matter of time and patience before your house sells.