Questions You Should Ask When Purchasing a Manufactured Home

By Mel and Zack Durham, Local Real Estate Agents in Olympia, WA

Purchasing a manufactured home can be a great option for buyers looking for affordability and flexibility, but there are several factors you’ll want to consider before making this investment. As local real estate agents in Olympia, Washington, we’re here to guide you through the key questions you should ask to ensure you’re making a well-informed decision.

1. Is the Land Included or Leased?

One of the most important things to clarify is whether the land the manufactured home sits on is included in the purchase or if it’s leased. Some homes are located in mobile home parks where you rent the land, while others come with the property. Owning the land adds long-term value, while leasing may require monthly payments and additional rules.

2. What Are the Community or Park Rules?

If the home is part of a park or community, ask for a copy of the rules and regulations. Each park may have different restrictions on things like pets, outdoor decorations, and even parking. Understanding these rules upfront can help prevent any surprises down the line.

3. What Are the Financing Options?

Financing a manufactured home can be different from a traditional site-built home. Some lenders view these homes as personal property rather than real estate, which can affect loan terms and interest rates. It’s important to ask your lender about available options and whether they finance both the home and the land together.

4. How Old Is the Manufactured Home?

Age matters when buying a manufactured home. Homes built before 1976 were not subject to HUD (Housing and Urban Development) code standards. After that date, all manufactured homes are required to meet certain safety and construction guidelines, which can make a huge difference in quality and durability.

5. What Condition Is the Home In?

A thorough inspection is crucial, just as it would be for any home purchase. Pay attention to the roof, foundation (or the base it’s sitting on), plumbing, and electrical systems. If the home has been moved from its original location, be aware that this could impact its structural integrity and financing options.

6. Are There Any Ongoing Fees or Dues?

Whether the manufactured home is in a park or a private lot, you may be responsible for ongoing fees. These can include HOA (Homeowners Association) dues, land lease fees, or even utility fees if the home is located in a park. Understanding all costs associated with the home will help you better manage your budget.

7. How Energy Efficient Is the Home?

Energy efficiency can make a big difference in your monthly utility bills. Ask about the insulation, window quality, and heating/cooling systems. Some manufactured homes are built to high energy standards, while others may need upgrades. It’s also worth checking if the home has been certified as energy-efficient, which can help reduce costs.

8. What Are the Zoning and Permit Requirements?

It’s important to verify that the home complies with local zoning regulations. You’ll also want to check if any permits are required, especially if you plan to make modifications or add features like a garage, porch, or deck. Local codes and restrictions in Washington can vary by county or city, so make sure everything is up to code.

9. Is There Proper Insurance Coverage?

Manufactured homes have different insurance needs compared to traditional homes. Be sure to ask your insurance provider about policies that cover your specific home and location, especially if you’re in an area prone to flooding or other natural hazards.

10. What Is the Resale Value?

Finally, consider the long-term investment. Manufactured homes tend to depreciate faster than site-built homes, but if the home is well-maintained and sits on owned land, it may retain its value better. It’s essential to ask your real estate agent for market insights on how manufactured homes perform in your local area.

Whether you’re a first-time homebuyer or someone looking to downsize, a manufactured home can be an excellent choice. However, it’s crucial to ask the right questions and understand all aspects of the purchase to make the best decision for your needs.

Need help finding the perfect manufactured home in Olympia or throughout Thurston County? Reach out to us—we’re here to help you navigate every step of the process with transparency and expert guidance.

Mel & Zack DurhamPNW Homes Group | EXP Realty Your trusted real estate team in Olympia, WA

360.481.2073