Modular vs. Manufactured Homes

How to tell the difference

Have you heard all the terms yet; modular, manufactured, mobile home, HUD code, BOCA code, state code, and my personal favorite, hudular? If you haven’t, you will! Let us help.

There are basically two types of “factory built” homes; modular and manufactured. You will hear many different definitions but it all boils down to one factor, the building code they are built to.

A manufactured home, also know as mobile home, is built to the HUD building code. This is the national building code. A manufactured home is built on a metal undercarriage and transported by placing axles and wheels in the undercarriage. When the home is arrives at the job site the wheels and axles are removed and the home is place on the foundation.

Manufactured homes come with a title similar to an automobile. With rare exceptions a manufactured home is built in one or two sections in the ranch style. They can be placed on private land or in a “park” where the land is rented. If this home is placed on land the title is retired (i.e. sent to the State of Michigan and destroyed).

A modular home is built to the State of Michigan building code, or simply the state code. This code, and the home itself, use to be known as the BOCA code or a BOCA home. The state building code is the same code that all “site” built homes are built to. A modular home can be built in two or more sections. It can be built to almost any building style. They never have a title and I am not aware of them being place in any parks.

There are a couple situations that could lead to some confusion. Some manufactured home builders offer a two story Cape Cod model with an unfinished second story. Sometimes modular homes are shipped on metal undercarriages. The key is always the same; what is the building code, state (modular home) or HUD (manufactured home).

Please feel free to contact us if you have further questions.

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