Nice crawl space option from Kit homes

The Kit factory in Caldwell, Id offers a nice solution for crawl space access for the Manufactured and Modular Homes they produce. They offer a crawl space access door on the inside of the home. Your Skirting will look much cleaner without the access door and it may provide a little piece of mind knowing no one has access to your crawl space without your knowledge. When ordering a new home this option is under $200.00 which is much less than the cost to alter your foundation or build an access door for skirting.

Expect a boom in Manufactured and Modular Home building to start in 2013

The available home inventory is shrinking and prices are escalating in many of the states so expect a rise in manufactured/modular home production and sales. In Idaho, new home builders are not keeping up with the demand which is why we have an inventory shortage and prices are equal or higher to the peak of 2006 in many areas. With the high taxes of California, Washington State, and Oregon, The Idaho Move is on.  You can expect to see higher interest rates follow over the next year as the government deals with the pending health care expenses and huge debt. Higher interest rates and rising cost of materials will disqualify many from buying conventional homes in the metropolitan areas as well. Not everyone wants to live in the little neighborhood on a postage stamp sized lot and this is why many manufactured home owners live on the outskirts of the city. Manufactured homes get a bad rap from builders because of the difference in pricing and with some manufacturers the quality justifies this. Some counties have made it almost impossible to put a manufactured home in. This is how they protect the value of the conventional stick built homes. Many builders have bought large developments over the past years from Boise to Nampa in order to allow only a select group of builders and Realtors to participate in its development. If a builder gets an appraised value at $100.00 per square foot he will surely build the biggest home possible on that lot. This is why you see all the large homes with a very small piece of property now.  Exclusive manufactured home communities and subdivisions will be on the rise over the next few years and it will be considered the last of the affordable housing. Many of the manufactured home companies have deep pockets and wealthy investors behind them so I expect to see them start acquiring land to protect the future of their business. With Idaho being considered a top designation for retirees, it just makes sense that smaller affordable homes in cozy communities will be more and more in demand. If you are a manufactured home owner who is ready to sell or you are considering the purchase of a manufactured home from Boise to Nampa, give me a call or visit my site http://TheIdahoMove.com  and request a free home evaluation.

Jeff Clancy-Realtor
Manufactured Home Specialist
208-591-1101

Ada County Living for Manufactured Home Owners

With the current housing shortage in Ada County, a manufactured home on its own land may be a good alternative. I discovered only five manufactured homes on the market today in Ada County and two of five are listed as a short sale. The pricing ranges between $75,000 and $135,000 which makes them a pretty affordable option compared to the price of your average stick built home.
Manufactured homes on a foundation are considered real property so financing is available with FHA, VA, and Conventional loans provided the home meets the requirements.
What are some of the issues that can disqualify a manufactured home from finance? Poor maintenance, poor installation, additions or attachments done without permits, and what is known as a cloud on the title will surely bring your finance ability to a halt.
When a new manufactured home is delivered to the site it has a factory coat of paint. Home owners that reseal and repaint the exterior of their manufactured home in the first 5 years of ownership will do themselves a huge favor and possibly save themselves from siding repairs or replacement. When you deliver a new home by driving it down the road at 60+ mph it is going to crack a few caulk seams. Your ground will settle a bit in the first few years as well so spend a couple hundred dollars on paint and sealer in the beginning and your siding will last many years and look great when it’s time to resell.
The installer that brings the two halves of your home together does not have the advantage of a climate controlled factory. When they install the belly band with screws or nails to hide the seam of your skirting and the marriage line between the two halves of your home, caulking and painting is done the same day in many cases. If the caulk is not dried properly it will just crack out and leave your siding exposed to moisture and heat at every nail hole. The top of the belly band should be inspected every year and caulked, if necessary, to prevent damage and preserve your siding. This is one of the first places I would check to determine siding maintenance.
Manufactured homes are engineered and built to a certain specification so if you attach a wood awning, a deck, or a shed to the side of your home you may be voiding your home owner warranty and disqualifying yourself from future refinance or the ability for a future buyer to obtain financing. You should always obtain a building permit and check with L&I (Labor and Industries) prior to completing any additions. Once the addition is completed always require your contractor to have L&I provide a written approval and keep this for your records. Lenders will require this if you ever want to refinance or sell your home.
Additions done by a manufactured home owner without a permit may create a cloud on your title and prevent a buyer from obtaining title insurance as well. Electrical addition for your hot tub should also be done with a permit to ensure your electrical panel can handle the added strain. If the county notices the addition done without a permit they may require the addition to be removed before you can proceed with a sale. Make sure that all permits have had final approval from the county before trying to sell your home. When a new manufactured home is placed on any property a series of permits are required. Check with the county to make sure all building permits, foundation permits, installation permits, and garage permits have been approved. This will save you a ton of stress and possibly a lost sale.
Have you considered selling your manufactured home? My extensive manufactured home knowledge will provide you the necessary counsel, advice, and coaching a Manufactured Home Owner deserves. Partner with a manufactured home friendly Realtor because professional representation makes a difference. Call me so we can discuss your needs.

Jeff Clancy
Realtor, ABR, SRS, E-PRO
web: http://TheIdahoMove.com
email: Jeff@TheIdahoMove.com
208-591-1101

What kind of siding is on Manufactured Homes?

Most new manufactured homes will have cement fiber siding installed before they leave the factory as the top choice by consumers. Vinyl siding and OSB (oriented strand board) may still be available and were the most common siding for manufactured home owners prior to 1996. Sometimes this siding is referred to as Hardie-Panel or Hardie-Plank siding (named after one of the top manufacturers, James Hardie).  Hardie-Panel, the most common used siding on manufactured homes, consist of sand, cement, and cellulose fiber. This siding has some huge benefits. Cement siding is known to be waterproof, fireproof, termite proof, and can carry up to a 50 year warranty. Cement fiber siding can be painted and comes with a primer coat from the manufacturer. Most of this product has a wood grain and looks like wood when installed and painted. Cement fiber siding is considerably heavier than the typical T1-11 siding so make sure your structure has the integrity to hold the weight before installing. Mobile homes built prior to 1976 would probably not have the structure integrity to support the weight. Manufactured homes built-in today’s market have 2”x4” or 2”x6” exterior wall with adequate load bearing capabilities.
Cement fiber siding has very few weak spots to consider and inspect for when buying a manufactured home. Usually the installer or the application is the main reason for any defect associated with this siding. On a few occasions I have noticed cement fiber siding was used for skirting and then back-filled with dirt. Once the lower section of the skirting is exposed you will notice considerable decay. Inspection from the crawl space makes this easy to spot. The skirting will become very soft and the decay is very visible. This makes it very easy for rodents to gain access to the crawl space and the skirting integrity is lost. Like wood siding, cement fiber siding needs to be sealed from abrasions and painted in order to protect it from the elements. Nails and screws are recommended, staples are not. Read the installation manual and follow closely so you don’t void your warranty and your siding will last for years with no issues. I would not recommend putting a nail through it on a freezing day. Freezing temperatures are not an issue to the siding but I have seen it break apart when installation is done in freezing conditions.
Manufactured homes use many name brand products commonly used when building track homes or high-end stick built homes.

Do you need Realtor representation for the purchase or resale of a pre-owned manufactured home or standard stick built home?  Manufactured homes are one of my specialties and I WANT TO BE YOUR AGENT. I’m an ABR (Accredited Buyer’s Agent) SRS (Sellers Representative Specialist) and I have over 17 years real estate industry experience. “Your Agent Matters”
Contact me so we can discuss your needs and how I can help you!
Jeff Clancy
Realtor, ABR, SRS, E-PRO
web: http://TheIdahoMove.com
email: Jeff@TheIdahoMove.com
208-591-1101

Check your manufactured home skirting vents prior to buying or selling!

Manufactured Home Owner “Check your Skirting Vents prior to Buying or Selling a Manufactured Home”.

I want to talk about manufactured home owner ventilation and moisture prevention in this particular blog post. I will post future blogs addressing air duct types, air duct maintenance, and air pollution prevention but this blog is pretty specific to skirting vents and ground moisture. 
Considering a pre-owned manufactured home purchase? Here is a bit of information to consider regarding skirting vents and proper ventilation for a manufactured home owner. Skirting vents are installed to provide an escape route for condensation build up and prevent toxic mold from forming. Whether a manufactured home is on a solid slab foundation or what is considered a dirt set, exposure to moisture is a real concern and something you should be looking for in every climate and region. If you have a sealed crawl space with electric crawl space fans consider a back up power source in case you’re in an area with frequent power interruption.
Manufactured homes built today have a protective moisture barrier covering the whole underside of the home and it’s insulation but moisture can still find a way into your home if not vented properly. Crossover heat ducts, utility ports, and even aftermarket installed phone or cable lines allow easy access for moisture to enter your home. Vapor barriers are required to cover the entire slab or crawl space as well but you have to consider what happens when the moisture has entered the crawl space due to rain run-off, a slow water line leak, natural condensation, ground moisture, or just living in a moist climate. Without proper ventilation the moisture just stays on top of the plastic with no chance to evaporate except up into your home. Manufactured homes are usually very well insulated and the vapor barrier attached to the belly of the home will prevent you from inspecting the floor joist for water damage, condensation, or mold so inspecting the crawl space and current venting is something to have an inspector check closely when purchasing a pre-owned manufactured home.
All skirting vents should be inspected regularly by a manufactured home owner for moisture, rodents, debris, or pet invasion. If you live in an area with heavy snows you should be sure to keep vents clear so melt-off won’t enter through your venting into your crawl space. Rodents and pets have been known to burrow into heat duct crossovers during cold weather and this can really affect heating bills and home comfort. It’s also kind of nasty to think about too. You can prevent rodents from entering through your venting by using a steel screen mesh and attaching this to the vents or screening the skirting area around the backside of the vent to ensure a strong fit with no gaps. The heat crossover is what connects the two halves of a double wide manufactured home to the heat source and something you should inspect every year. I have also witnessed these crossovers sitting on the vapor barrier in a puddle of water so it’s something to inspect for damage as well. Rodents have easy access to crossovers not raised off the ground barrier. Crossovers should be elevated under the home by metal hangers and at least 6″-8″ off the ground. Manufactured home crawl spaces are required to provide 18″-36″ access so this should not be a problem in most cases.  
Unless ordered as a steel crossover duct, most models will have a standard insulation wrapped crossover that is vulnerable to moisture and rodents. Some manufacturers have used a crossover duct that is installed when the home is joined during set-up to avoid these issues but it’s not common in pre-owned homes. These crossover ducts should be replaced any time damage occurs or even as preventative maintenance. Crossovers like the one shown will usually be under $70.00 and can be installed easily by a furnace specialist or licensed contractor familiar with manufactured homes if you have no desire to crawl under your home. One of the first signs of trouble is heat on one half of your home only. It is not uncommon to have one side become disconnected over time and start heating your crawl space or provide no heat to your home. That all depends on which side falls off. If your furnace is running constant but no air flow from your heat vents, this is probably one of the first things to consider.
Vents should also be raised above the ground and not vulnerable to water run-off or debris build-up. The vents make a nice pocket for leaf accumulation and an easy access for water if too close to the ground. This becomes a common issue on older manufactured homes because of vegetation. We don’t remove old bark or gravel during the spring yard work but it’s not uncommon to add a few yards of groundcover for weed control so over time the vents become vulnerable to debris. Keep all vegetation a minimum of 18”-24” away from your home to avoid a pest infestation and a work order from the home inspector.
Vent wells are a great solution for skirting vents too close to the ground and easy to install. Most local hardware stores will charge under $35.00 each and they can be purchased in a variety of sizes. Vent wells are easy to install and will prevent debris build-up and water penetration. Contractors will have no problem with installation and something you should consider, especially if you have no desire to do it yourself. Home inspectors love to see vent wells and clean crawl spaces. Previous moisture issues and water damage are easy to spot and not so wise to try to cover up. Idaho laws require a manufactured home owner to disclose any prior water damage prior to selling so check it out before you put your home on the market. I always recommend not only a home inspection, but a home inspection done by someone who understands manufactured homes for those clients considering the purchase. All inspectors have specialties and asking a few questions will also help your inspector look for areas of concern. You as the buyer pay for the home inspection so ask questions about any defects or damage noted during an inspection in order to get a full understanding of what repairs may be necessary. When obtaining FHA loan aproval, your appraiser will also provide an inspection report to the lender but I would not recommend depending on this inspection alone. Be present when the home inspection is completed with your Realtor so details are not forgotten or overlooked. Inspectors will provide a written inspection report for the buyer. Examine this report and the pictures provided closely and ask questions if you have any.
I hope this manufactured home owner blog post will offer some solutions or make you aware of conditions you may not have considered. Like any home, a manufactured home needs to be maintained in order to keep its integrity. The cost of maintenance is much less than the cost of replacement.
I’m an Idaho Realtor specializing in Relocation, First Time Home Buyers, Moving up to the Next Home, and Manufactured Homes. ” I WANT TO BE YOUR AGENT”. Over the years I have sold hundreds of homes and many were manufactured homes. I have 10 years prior manufactured home experience including a dealer’s license, resale manufactured home business, and 7 years as a successful general manager prior to becoming a licensed real estate broker/agent in 2004. I do believe manufactured homes are a great way to go for many people and I believe I bring a vast amount of experience to the table for the buyer or seller considering buying or selling a manufactured home. All manufactured homes are inspected by HUD but not all manufactured homes are created equal. Why not work with a Manufactured Home Friendly Realtor that can offer experience, knowledge, and options that others simply may not be able to provide. You never know, I just may save you THOUSANDS… not only when you purchase… but also when it comes time to sell…
Contact me today so we can discuss how I can represent you as your exclusive Realtor. I work with buyers and sellers in ADA, Gem, and Canyon County but if you are in an area I do not service, I will be happy to provide a Realtor referral with experience. ”YOUR AGENT MATTERS”
Jeff Clancy
Realtor, ABR, SRS, E-PRO
web: http://TheIdahoMove.com
email: Jeff@TheIdahoMove.com
208-591-1101

My experience as a Manufactured Home Owner

I found a piece of property considered unsuitable by many because of the steep slope in places and it appeared to have a few seasonal and year around streams running through it. The property was a very fair price but presented some serious challenges. I had to clear some large Maple trees and tons of underbrush to see what was really underneath it all. Just clearing about 8,000 feet of ground in order to establish a building site can range between $4,000-$7,000 depending on how much debris needs to be hauled away. Having some sellable trees may help offset the cost a bit but remember to consider the cost of cutting them down, removing stumps, and hauling the product to the saw mill.
With the building envelope (area) semi cleared it was obvious running a 120′ french drain along the backside of the property slope was going to be necessary in order to do this the correct way and avoid future water or mud slide issues. Having a bio swale in place was also going to be necessary in order to move the water from the north end of the property down a 270′ hillside without washing my property into and over the street during the heavy rains of winter. The bio swale would consist of 5″-8″ rock in a section about 4′ wide about 1′ deep and 270′ long. This was no small expense in order to complete the drainage on this property even though I was doing all the work myself with rented equipment. The french drain and the bio swale would end up costing about $8,500 including the equipment rental and no labor expense. Considering the cost of the (1.25 acre) property at $20,000 and about $15,000 so far in expense just to clear and provide adequate drainage, I was starting to consider some of the other properties I had seen priced at $35,000. Oh well, can’t stop now…. let’s get the runners formed so we can get some concrete on the ground.
I formed a 3 runner concrete slab foundation. A few reasons why I preferred the 3 runner foundation on my home versus a full slab is because one day it may be necessary to drain the crawl space, easier to run my utilities underground, and since I was doing all the labor, I saved a bit on the cost of concrete. When forming my runners I considered my future skirting and gave myself a few extra inches on the outside parameter so I could attach a 2×4 bottom plate to the concrete and have my skirting secure and stable.
Once the concrete was poured and the home was moved into place, the home was leveled and set. Manufactured homes do not sit directly on the slab. Manufactured homes are leveled and supported by cinder blocks and metal jack stands placed under the home per the manufacturers installation manual and county requirements. The home still has a crawl space of 20″-36″ per code. Once the home is leveled, utilities are hooked up, then it’s time to tie it down. Tie down requirements vary from state to state. I used metal straps that were attached to the I-beams of the home and then fastened to the concrete foundation with anchor bolts.  Once this was complete a county inspection was required prior to skirting installation.
I formed my skirting parameter using 2″x4″ bottom and top plates the entire length and width of the home and then placed vertical 2″x4″ braces every 16″ in order to give the home parameter support and the ability to attach marine plywood to the face. I would eventually stucco the top foot and paint it gray to simulate the look of concrete. I was doing all the labor so this was the most affordable way and I needed something that could withstand soil and moisture because I was going to back fill the skirting and give the home a site-built appearance. Once the skirting was back-filled and the proper grade was established concrete sidewalks and porches were poured.
Final permit was a period of about 6-7 months. The home was very nice, very solid and I saved huge sums of money compared to a site-built. The final project, not including my own labor, but with the home and all expenses include was about $128,000. The home was 1,782 square foot on 1.25 acres with a matching 2 car garage, a matching shed, and NEW with a warranty. Oh, and all appliances, floor coverings, and window coverings were included in that price. This project was completed in 2004 but expenses would be comparable to today’s market. You should expect to pay about $28-$49 per square foot on a manufactured home. The larger the home the lower price per square foot. Keep in mind property, development, and permits will bring the cost to about $75-$95 per square foot depending on the quality of home, size of property, and location. This was a great home but it was too big for just me…. I sold it 2 years later for $185,000 and it was sold by someone else 3 years after that for $221,000. I have seen many manufactured homes sell for more than the initial expense many times. Appreciation can depend on quality of the home, the neighborhood, how well you take care of the home, what the purchase price was, and having a continuous stream out the back window can add demand and value.
At the time I built this home I was a seasoned General Manager of a manufactured home dealership and had plenty of experience prior to taking on such a task. Yes, I had an advantage when it came to knowledge, experience, and the ability of a licensed general contactor but I still had to pay close to retail for the home and everything I did exceeded what was required. If you’re considering the purchase of a manufactured home or you’re considering putting your manufactured home on the market with a Realtor, just consider working with someone who is manufactured home friendly. Work with someone who will make your experience a better one. Manufactured homes can be a perfect fit for someone needing a one level home, a unique floor plan, an affordable home, and many more reasons. I have had good experiences with manufactured homes and it will show in the way I work with you. It’s something to consider when asking an agent to put a value on your home or represent you when purchasing a manufactured home. I have sold all types of residential homes, manufactured homes, and condominiums over the last 17 years so I have the experience to provide helpful insight, the experience to provide comparisons, and the desire to help you make the right decision. I represent buyers and sellers in Boise, Nampa, Meridian, Kuna, Emmett, Eagle, and surrounding Idaho communities. Need Realtor representation? Contact me so we can discuss your needs! Jeff Clancy
Realtor, ABR, SRS, E-PRO
web: http://TheIdahoMove.com
email: Jeff@TheIdahoMove.com
208-591-1101

Buying a Manufactured Home in a community? Check out the rules and regulations first….

Have you considered buying a manufactured home in a community or on leased land? Make sure you get approval from the community manager and check out the terms of the land lease. Rules and regulations are going to be part of any community and should be considered prior to making a purchase. Do you have pets? Do you own an RV? How many cars do you have? Do you have a home based business? Can you afford periodic lease increases? What is your credit score? Do you have any felony convictions? These are all questions to ask yourself and consider before you get too far….. Most communities have rules and regulations in place in order to protect your home investment and the other residents of the community. Some managers will enforce community rules and regulations with a little bit of flexibility but never count on it. What is in writing is what counts. This can benefit you greatly when it comes to resale of your manufactured home. If the homes in the community are well maintained, yards are in order, no beater cars leaking oil in the street, no drug activity, and residents have had a tenant screening, your chances of having good neighbors really increase dramatically and so does the resale of your home.
One of the great benefits of owning a home in a community is the land tax savings. You will have a personal property tax on your manufactured home but it is typically much less without land ownership. When you purchase a home in a community you pay a land lease but not a property tax on the land. The owner of the community will typically pay all land tax on the community, maintain roads, street lighting, and the utility access to the community. Most pools, common areas, and clubhouses are also maintained by the community making it possible for you to enjoy nice amenities without the hassle, work, and time for the upkeep. For senior and families alike, manufactured home communities can offer a fun, friendly, safe atmosphere in order to make some great friends, enjoy annual events, and live a life in an upscale community at an affordable price.
Just remember to check out the rules, regulations, community qualifications, and make any purchase or sale contingent on tenancy approval!!!

Work with a professional Realtor who knows manufactured homes. Contact me if you need buyer or seller representation in Idaho.
Jeff Clancy
Realtor, ABR, SRS, E-PRO
web: http://TheIdahoMove.com
email: Jeff@TheIdahoMove.com
208-591-1101