Modular vs. Manufactured Homes: Key Differences & Best Options in NC, SC, and VA
When exploring housing options in North Carolina, South Carolina, and Virginia, understanding the distinctions between modular and manufactured homes is important for your research. Both offer unique benefits, but they differ significantly in construction methods, regulatory standards, and overall value.
Defining Modular and Manufactured Homes
Both modular and manufactured homes fall under the umbrella of prefabricated housing, meaning they’re constructed off-site in a factory setting before being transported to their final location. However, the similarities largely end there.
Manufactured Homes
Manufactured homes, previously known as mobile homes, are built entirely in a factory on a permanent steel chassis. They are transported to the home site in one or more sections and are typically placed on a temporary foundation, though they can be affixed to a permanent one. These homes must adhere to the federal HUD (Department of Housing and Urban Development) code, which sets standards for design, construction, strength, durability, transportability, fire resistance, and energy efficiency. The HUD code preempts local building regulations, allowing for uniformity across states.
Modular Homes
Modular homes are also constructed in factory settings but in sections, or modules, which are then transported to the home site for assembly. Unlike manufactured homes, modular homes must comply with local, state, and regional building codes specific to their destination, similar to traditional site-built homes. Once assembled on a permanent foundation, they are virtually indistinguishable from site-built homes.
Key Differences Between Modular and Manufactured Homes
Building Codes and Standards
- Manufactured Homes: Must meet the federal HUD code, which may not align with local building regulations.
- Modular Homes: Must comply with the same local, state, and regional building codes as site-built homes, ensuring they meet specific standards for the area in which they are placed.\
Construction and Installation
- Manufactured Homes: Built on a permanent steel chassis, allowing for transportability. They can be placed on temporary or permanent foundations, and their design often includes features like skirting to conceal the chassis.
- Modular Homes: Constructed in sections that are transported and assembled on a permanent foundation. They do not have a steel chassis and are lifted into place using cranes, resulting in a more seamless integration with the foundation.
Financing and Resale Value
- Manufactured Homes: Often classified as personal property unless permanently affixed to land, which can make financing options more limited and impact long-term appreciation.
- Modular Homes: Treated as real property, similar to site-built homes, making them eligible for traditional mortgage financing and generally experiencing similar rates of appreciation.
Zoning and Placement
- Manufactured Homes: Subject to zoning regulations that may restrict their placement, especially in urban or densely populated areas.
- Modular Homes: Since they adhere to local building codes, they are typically permitted in any area zoned for residential use, similar to site-built homes.
Modular and Manufactured Homes in North Carolina, South Carolina, and Virginia
All three states have seen a growing interest in prefabricated housing due to its affordability and efficiency. However, regulations and acceptance can vary between the states.
North Carolina
In North Carolina, modular homes are built off-site in pieces and are designed to meet the North Carolina State Building Code when assembled on a development site. They are subject to the same zoning standards as any other site-built home and are allowed anywhere a single-family home would otherwise be permitted. Modular homes must obtain building permits and be inspected by the Caldwell County Building Inspections Department.
Manufactured homes, on the other hand, are built entirely in a factory on a permanent steel chassis and must adhere to the federal HUD code. They are transported to the home site in one or more sections and are typically placed on a temporary foundation, though they can be affixed to a permanent one. The HUD code preempts local building regulations, allowing for uniformity across states.
South Carolina
South Carolina’s regulations for modular and manufactured homes are similar to those in North Carolina. Modular homes must comply with local building codes, while manufactured homes adhere to the federal HUD code. Zoning regulations may vary by locality, so it’s essential to consult local authorities when considering placement.
Virginia
In Virginia, modular homes are built to comply with the Virginia Uniform Statewide Building Code, ensuring they meet the same standards as site-built homes. Manufactured homes must comply with the federal HUD code. Zoning regulations for manufactured homes can be more restrictive, so it’s important to check with local planning departments.