Frequently Asked Questions . . .
At Mesabi Homes, we help homeowners invest in both manufactured homes and modular homes. Our manufactured and modular housing line is built by Skyline Homes.
Many manufacturers and retailers work with both HUD Code manufactured homes and modular homes. Although they look very similar, it is important to understand the differences between these two products. In a nutshell, Manufactured Homes are built under the HUD Code while Modular Homes are built to a state code.
 Q: How does a HUD factory-built two-section home differ from a Modular factory-built two-section home?
A: HUD is a preemptive and performance-based code. There are two important aspects of the HUD Code which are unique among building codes. First, it is the only code that is mandated to be nationally recognized. This means that the HUD Code preempts and state or local codes (e.g. CABO, UBC, BOCA) with respect to manufactured housing. The HUD Code states:
"Whenever a Federal manufactured home construction and safety standard...is in effect, no state or political subdivision of a State shall have authority...to establish...with respect to any manufactured home covered, any standard regarding construction or safety applicable to the same aspect of performance of such manufactured home which is not identical to the Federal manufactured home construction and safety standard."
Without this preemption, the construction of manufactured housing might have to meet different requirements in each state, and even localities, making it difficult and more costly to distribute models in a multi-state market area.
All manufactured housing is constructed according to the standards of the HUD Code. Modular housing is built in compliance with one or more state building codes, but a unit must conform to the code of the state to which it is shipped if it is not built to the Federal Building Code, Known and the HUD Code.
The Second unique aspect of the HUD Code is that it is "performance-based." Site-built housing codes, such as UBC, BOCA and CABO, are "prescriptive." they state exactly the way something must be built; for example, if a floor is made of wood, and spends 20 feet it must be constructed of 2 x 12 joists. By contrast, a performance code states how a particular building component or subassembly must perform; for example, a floor must be able to resist certain stresses or loads placed upon it. A performance code allows manufacturers to develop different solutions for meeting a specific performance requirement.
For example, a manufacturer shows that by pressure gluing plywood and 2x8 floor joins into a rigid assembly, the finished floor meets the same performance standards as a conventional floor built with 2 x 10 joists. An important reason for making the HUD Code performance based is to encourage construction methods and designs.
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Q: Can a HUD Code factory-built two-section home be placed on any city lot just like a modular factory built home or side-built home?
A: The answer is yes. Many questions recently received by the CTED on installation and siting of manufactured homes result from poor understanding of federal preemption. There is a confusion on the part of many retailers, installers and building officials. understanding of federal preemption can clarify seemingly complex questions.
All manufactured homes are built in a factory to the same standard, which Part 3280 of the HUD Code, also called the Manufactured Home Construction and Safety Standards (HUD is the U.S. Department of Housing and Urban Development). Manufactured homes can be shipped to and installed in any state. No state or local jurisdiction is allowed to regulate any aspect of construction that is covered by the federal standard. this is called the federal preemption and is found in the HUD Code Part 3282, Section 11. It Says:
"No State manufactured home standard regarding manufactured home construction and safety which covers aspects of the manufactured home governed by the Federal standards shall be established or continue in effect with respect to manufactured homes subject to the Federal standards and these regulation unless it is identical to the Federal standards."
Examples of construction aspects covered by the federal standard, which therefore MAY NOT be regulated by local governments include: snow loads and windstorm protection; smoke detectors; plumbing and electrical systems. Examples of construction aspects not covered by the federal standard which MAY be regulated by local governments include: automatic sprinkler systems for fire protection; sound control; flood damage protection; earthquake protection; frost line depth; soil pearing capacity.
Local jurisdictions may not impose requirements such as the Uniform Building Code on a manufactured home (but they can impose the UBC on auxiliary structures). All states and local jurisdictions within them must allow manufactured homes built in accord with the HUD Code into their areas. Site-built additions must conform to the UBC.
If you are having trouble with a local city zoning ordinance which allows modular factory-built two-section and site-built homes on a city lot or subdivision but disallowing a HUD factory-built two-section home, the zoning board has written an illegal zoning ordinance. If necessary, you can contact the State Building Code office in St. Paul at (651) 296-9927 and send them a copy of the zoning ordinance in question. They will take issue with the local zoning board, if necessary, on your behalf.
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Q: What kind of financing is available? - A: Standard 30 year mortgages of all types.
Q: What kind of foundation would a factory-built home be set up on?
A: There are two basic quality home foundations:
1) The Basement foundation. The home is supported on a cement wall around the perimeter of the home and down the center of the home on floor jacks. Exterior cement walls usually extend five feet or more into the ground to get below the frost line so the foundation will not be moved by frost as long as the home is heated.
2) The Cement slab foundation. The factory-built home is placed on a six-inch thick slab. Cement blocks are placed approximately every eight feet under the four steel I-beams the home was transported on, plus the home is approximately every 10 feet down the middle or center line of the home with cement blocks. Most factory built home sales centers consider this method a complete support system.
At Mesabi Homes, we have the cement slab contractor build a 28 inch perimeter cement wall underneath the rim joists for additional exterior wall and roof support (like the home was set on a basement). Styrofoam insulation is glued to the inside of the perimeter wall and down the outside of the cement slab and extending out from the cement slab. With this design, your home ends up having seven rows of support: two outside walls, for I-beams and upport down the center.
The two halves are bolted to together approximately every 16 inches at the center line floor sill plates and on top on the roof line. The temperature stays 40 degrees or more under the home and the Styrofoam keeps the frost from getting close to your foundation. The amount of insulation around the perimeter depends on the area of Minnesota or Wisconsin your home is located.
This type of foundation qualifies as a frost-proof foundation when designed by a licensed engineer in your state. This frost-proof foundation will meet city codes for frost proof foundations in Minnesota and Wisconsin. Click HERE for an image of a Cement slab foundation.
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Q: Do HUD federal code or modular state code homes depreciate more than stick-built homes?
A: No. If a factory-built home or a stick built home is built to federal and/or state codes and installed on a quality frost proof foundation, future depreciation should not be a factor. The location of the home and the economic climate of that area would have more of an effect of the resale value of the home.
Q: Are HUD factory-built and modular factory built homes as strong and durable as stick built homes?
A: Yes, they are. HUD factory-built and modular factory-built homes come in two sections. They're transported at 55 MPH over all kinds of road conditions for many miles, yet the sheetrock walls and ceilings do not come loose. This is accomplished by nailing, screwing and gluing the home together. A special glue that was perfected about six years ago has made it possible to build and transport a full sheetrock taped and textured home. in reality, all federal and state code sectional homes are built stronger in order to withstand the stresses of 55 mph transportation.
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