A manufactured home is a single-family house constructed entirely in a controlled factory environment, built to the federal Manufactured Home Construction and Safety Standards (better known as the HUD Code). They are built in a factory and then transported to the prepared site and installed. They may be of single-section or multi-section design.

Federal standards regulate housing design and construction, strength and durability, transportability, fire resistance, energy efficiency and quality. The HUD Code also sets performance standards for the heating, plumbing, air-conditioning, thermal and electrical systems. It is the only federally regulated national building code. On-site additions, such as garages, decks and porches etc. must be built to local, state or regional building codes.

The terms manufactured home and mobile home are often confused. The term mobile home refers to factory-built homes produced prior to June 15, 1976, when the HUD Code went into effect. Prior to 1976 these homes were built to voluntary industry standards that were eventually enforced by 45 of the 48 contiguous states.

Why should I want to buy a manufactured home?

There are many good reasons to buy a manufactured home and here are just three of them.

The #1 Reason is it’s more COST EFFECTIVE. Depending on the region, construction cost per square foot for a new manufactured home averages anywhere from 10 to 35 percent less than a comparable site-built home excluding the cost of the land.

The #2 Reason is QUALITY CONTROL. All aspects of the construction process are controlled including the weather. Manufacturers use volume purchasing for additional savings. All aspects of construction are continually inspected by not one, but several, inspectors.

The #3 Reason is OPTIONS. Karsten Homes come with many “standard” features that you will not find in a site-built home. The selection of floor plans from the basic to the more elaborate gives you choices. And with Karsten Homes you can customize a plan just to your specifications. You have the flexibility of selecting variations in decors, including the color and thickness of the carpeting. These options can include everything from exterior upgrades and energy-efficiency features to kitchen appliance packages.

Do manufactured homes always depreciate?

The answer to this is NO. Studies show that it is the land on which the home stands, not the method of construction that determines the rate of appreciation or depreciation.

Are manufactured homes safe?

According to the 2004 U.S. Fire Administration Report the 10-year trend for property fires and losses in manufactured housing has declined between 48% and 57% largely due to the use of improved building materials as established by the HUD code in 1976. In fact in 2001 arson and smoking were the leading causes of fires in manufactured homes.

Are manufactured homes built with substandard materials?

The same components used for site-built housing go into constructing manufactured homes. You can buy these same materials at your local building super store. With factory-built housing having an even higher material and installation standard, as required by the HUD code, today’s manufactured home competes with and in many ways is superior to a site-built home.

For example the flooring platform is glued and nailed in a manufactured home. Karsten Homes use 8’ x 14’ sheets of 5/8” Cresdek flooring. This means one-half the seams and far less potential for squeaks and problems than 4’ x 8’ material. Also, most site-built home floors are only nailed. The Karsten roofs are made with certified trusses using the same shingles as stick-built homes. Plus a manufactured home has the advantage of being built indoors in a climate-controlled environment.

Are the homes you sell well insulated?

Many people think manufactured homes are cold in the winter and hot in the summer. With today’s insulation standards our Karsten homes have an insulation rating as high if not higher than a site-built home. With "Energy-Plus" the floors have R-33 roll-type and batt-style insulation. The exterior walls have R-19 batt-style insulation while the roof has R-40 blown-in cellulose insulation.

I’ve heard manufactured homes are built with 2 x 4 exterior walls. Is this true?

In many cases manufacturers have built with 2 x 4 side walls or 2 x 6 side walls on 24” centers. However, all of our Karsten Homes are constructed with #2 & better kiln-dried lumber with 2 x 6 on 16” centers on all side and end exterior walls.

In my friend’s manufactured home the walls are covered with vinyl wall coverings and seem to wobble and give when pushed. Why is this?

Many manufacturers cut construction costs by installing vinyl-coated wallboard as thin as 3/8” on walls constructed with studs on 24” centers. This type of wall will “give” when bumped.

Karsten Homes use ½” tape & textured drywall on all wall surfaces. Walls and ceilings are glued and screwed which means no nail pops and no “giving”. The ceiling drywall is 5/8” fire-rated drywall rather then the more commonly used ½”. There is also a 2-mil poly vapor barrier on the ceilings between the truss and the drywall. This all adds to the overall structural strength of our homes.

What about the warranty on my new home?

Some well-known manufacturers provide warranties as short as 12 months. Others have extended coverage to 2 years or even 5 years. At Karsten Homes “Its All About You”. And to prove that they have just proudly introduced their new 10-year Homeowner Protection Plan. We work to provide you with the highest quality custom manufactured homes available. Customer Satisfaction is Our #1 Priority.

What is the difference between a ground set and a pit set?

In a “ground set” there is minimal excavating done to allow for the construction of the prepared pad onto which the home is placed and blocked. In most cases this is a concrete slab. The bottom of the frame is then set to allow for a crawl space area in the case of repairs and to assist in ventilation. Site conditions, such as high water tables etc., may require a ground set. In most cases this type of home placement is less expensive than a “pit set”. A ground set home will have most if not all of the foundation skirting exposed.

A “pit set” involves excavating down 24 inches or so and then constructing the prepared pad for home placement. A foundation drain is installed around the entire perimeter to keep ground water out. After the foundation skirting is complete the contractor backfills soil leaving a small 8”+/- exposure of the foundation. This gives the home a lower profile exterior look like most site-built homes. A “pit set” may cost more than a “ground set”. However, the curb appeal of the home is enhanced greatly by this and may be desirable in some circumstances.

I want an attached garage and a basement. Is this possible?

YES, absolutely this is possible and in fact many homebuyers include such extras in their land/home packages. In the case of a basement there may be special requirements for placing of the home. If the basement is in-ground the home may be rolled-on to the foundation. If you have a daylight basement a crane may be necessary to lift and place the home onto the foundation. Garages can be attached or detached. Many of our customers construct pole buildings that serve as garages and/or shops.

For an attached garage your Karsten Home can be ordered “garage-ready” which means a portion of the eave will be cut out where you want the garage to be placed. For a basement placement you may choose to upgrade the floor joists to 2 x 8 or even 2 x 10 for a minimal additional cost.

© 2005 Prestige Manufactured Housing LLC