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.
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
Posted in About manufactured homes, Selling your Manufactured home | Tagged Boise Real Estate, clearing, Concrete foundation, Manufactured Home owner, manufactured homes, price, property, Realtor, skirting | Leave a Comment »
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.
Realtor, ABR, SRS, E-PRO
Posted in About manufactured homes, Manufactured Home Communities, Selling your Manufactured home | Tagged Manufactured Home communities in Boise, manufactured homes, Meridian Idaho., mobile home parks, mobile homes, parks | Leave a Comment »