Real Estate Broker/Owner with TAG Real Estate Sales & Investments, ON THE LEVEL General Contractor, Crest Homes Factory Built Housing Developer 01795582


The Difference Between A


and A



Part 4 


For those who may have missed Parts 1-3 please take a

few moments to review should you have any interest in



IPart 1 we discussed the 

difference between an 

"RV", "Park Model" and a "

HUD Manufactured Home". 


Part 2 we discussed the difference





In Part 3 w discussed the difference between a Pre HUD "MOBILEHOME" and a HUD "MANUFACTURED HOME".


Now for the 4th Part in this series.












This is a "MODULAR HOME"




No, your eyes are not deceiving you. What you see in these two photos is exactly what you could see on a private lot or parcel in Anywhere, USA. Contrary to popular belief both a HUD Manufactured and Modular Home could very well go down the same assembly line in any factory and often times do.


  • Both are available in one and two story floor plans although MODULAR structures can be multiple stories 
  • Both are available in myriad multiple sections and come in a variety of shape and sizes. 
  • Both have virtually the same choices of architectural detail i.e. curvalinear, pop outs, roof line options, T, L and even U shapes can be designed to meet just about any design challenge found in "SITE BUILT" homes.
  • Both can have garages albeit HUD MANUFACTURED HOMES do require an alteration permit if the garage is to be attached. Or you can give it the appearance of being attached by unitizing it with flashing, siding and trim details.
  • Both are available with the same array of flooring, wall & window covering, counter top, appliance and fixture choices throughout.
  • Both can be prepped for tile, shake, composite, or any of the same roofing choices that site built homes use.
  • Both can be sided with anything the designer chooses including stucco albeit the sections are shipped stucco ready and the stucco is applied on site.
  • Both are available with drywall interiors. 





  • You can also design and build a hybrid super structure over a HUD MANUFACTURED HOME and conjoin two floors with an enclosed stairwell









  • and then unitize the two so they look like one dwelling













So now that you know what can be done with either a HUD MANUFACTURED or a MODULAR HOME. Here's the legal definition of both a HUD MANUFACTURED HOME and a MULTIFAMILY MANUFACTURED HOME: 


California Department of

Housing and Community Development Study Guide for Obtaining a Dealer or Salesperson License 




What is a Manufactured Home?

“Manufactured Homes” are single-family dwellings manufactured in a factory to preemptive federal construction standards. Available designs range from low priced single section homes known as “singlewides,” to upscale homes manufactured in several sections, and even multi-story homes. Shown at the right is a model designed for placement on a foundation with the garage constructed after the installation of the three-section home.




  • are transported on steel chassis which are never removed
  • are transported on their own wheels (which are most times removed in our area)






  • are set up on a series of steel pier and jack assemblies or concrete blocks with wood, plastic or poured in place concrete footing.





  • Today's California Housing and Community Development Departments (HCD), now requires that an "ENGINEERED TIE DOWN SYSTEMS" (ETS) be installed on any new or reset MOBILE or MANUFACTURED HOME.


  • Finally a MANUFACTURED HOME will have metal HUD TAGS aka INSIGNIA'S, DECALS, LABELS posted on the rear left of each section. The home will also have a "COMPLIANCE" certificate posted on the inside of the home in various places depending on the manufacturer 



What is a Multifamily Manufactured Home?

Just to dispel the notion that HUD MANUFACTURED HOMES are only available in one story single family homes there are also “multi-unit manufactured housing”.  


"A 'multifamily manufactured home' is a structure manufactured in one or more transportable sections to form two or more dwelling units into a single structure when installed. Multifamily manufactured homes may be used as a duplex, a dormitory, a hotel, efficiency units, or apartments, installed on a support system or foundation system. Depending on the situation, it may be required to comply with state and/or federal accessibility requirements." 


Modular Homes  and multi-story structures
Modular homes are residences constructed entirely in factories and transported to their sites on flatbed trucks. They are built under controlled conditions, and must meet strict quality-control requirements before they are delivered.
They arrive in a variety of sections and are generally installed on a poured in place continual footing and stem wall foundation including interior footings by crane or in some cases with a series of tracks and rollers if cranes are inaccessible or impractical.
But here are some of the major differences:


  • They must conform to the same local, state and regional building codes as homes built on-site.
  • They are treated the same by banks as homes built on-site and are easily refinance-able. 
  • They follow the same market trends as site-built houses. 
  • They are easily customized albeit today's MANUFACTURED HOMES are as well.
  • They can be designed in multi-story (as much as several stories aka mid-rises), multi-family, residential or commercial apartments, condos, offices, mid-rise motels, etc.
A study by FEMA found that modular homes withstood the wind and water from Hurricane Andrew better than most other homes in the area. They take less time to construct than site-built homes, are more energy-efficient, and generally cost less.
I have been tracking a lot of posts written and contributed by many real estate professionals on various blogging platforms from Active Rain to Linkedin as well as several publications and even in some audio visual commentary be it news related, informative documentary or advertorial in nature.
I don't claim to have all the answers, information or knowledge. However, given the 3 decades I've been in this industry I just thought I should put as much as I can out there for all to see in an effort to clear up many of the misnomers and misunderstandings both real estate, construction and the lay person may have developed during the course of their research.

"Modular", "Manufactured" "Factory Built"

 construction projects are fast becoming a very 

economical, fast and efficient way to develop multi-

story Hotel and Resort Properties.


Call On Us Anytime To BE Your Go To Guys For


Information & Knowledge About








TOLL FREE: 800 909-1110

CELL: JOHN ARENDSEN 760 815-6977


CELL: Scott Arendsen 760 415-1923


John Arendsen at




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John DL Arenden, Broker 

TAG Real Estate Sales & Investments

TAG (The Arendsen Group) Real Estate Sales & Investments is a full service, one-stop, turnkey, family owned and operated real estate brokerage, General Contractor, Manufactured Home Contractor, Developer, Investor, Property Manager, Interior Design, Engineering, architectural, Landscape design, Expert Witness, Consulting, Curative Title and Troubleshooting company with over 100 years of combined experience in the San Diego real estate sales, construction, design & development arena.





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Myrl Jeffcoat
GreatWest Realty - Sacramento, CA
Greater Sacramento Real Estate Agent

It makes me wonder if we are headed more in the direction of manufactured or modular homes in the future.  

Oct 26, 2014 07:42 AM #1
John DL Arendsen
TAG Real Estate Sales & Investments, ON THE LEVEL General Contractor, Crest Homes Factory Built Housing Developer - Leucadia, CA
TAG Real Estate Sales & Investments Coastal Living

Myrl Jeffcoat No doubt about it Myrl what with Manufactured Home Park Communities on the decline and the deteriorating condition of so many thousands of them throughout the USA I'm not holding out too much hope for the HUD Manufactured Home Industry. I think Mods are here to stay and will get better as we go.

Oct 26, 2014 08:50 AM #2
Thomas Martin, SRA

In my area of South Texas, there is a market difference between manufactured homes, modular homes, and site-built homes.
In an appraisal, if the subject is a manufactured home or a modular, the lender will require at least one similar comparable. If the subject is a modular home, the lender will not allow all site-built homes to be used as comps.

Nov 02, 2016 01:12 AM #3
John DL Arendsen
TAG Real Estate Sales & Investments, ON THE LEVEL General Contractor, Crest Homes Factory Built Housing Developer - Leucadia, CA
TAG Real Estate Sales & Investments Coastal Living

It's interesting how lending criteria differ from state to state. That's the main reason we quit doing engineer certifications and affidavits of affixture Nationally and only offer thesed services in Cali. Too much minutia, liability and exposure for us.

But in cali if you're dealing with a HUD MH in an area with all stick built homes you have to defer to the closest HUD MH which may just be the nearset MHC which could be a rent/lease park community. In this case the best comp you'd get would be based on the value of the homes in the MHC not i the neighborhood the HUD MH is in. You can clearly see that in this scenario the HUD MH would not comp and most conventional lenders would not fund on it.

However, if it's a Modular Home in the same scenario the appraiser would likely use the homes located in that same geographical location and the home would comp and most likely fund. It's crazy but we've been doing both for decades and have never seen it fail. 

The only time I've ever seen it work was in the event the HUD MH was in a mixed resident owned community where there was an abundance of other HUD MH comps in the same neighborhood.

Nov 03, 2016 12:39 AM #4
Debe Maxwell, CRS | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
Charlotte Homes for Sale - Charlotte Neighborhoods

GREAT information John! I had NO idea about the tags or that there even was such an animal as a manufactured multifamily home either.

Aug 04, 2017 07:50 AM #5
John DL Arendsen
TAG Real Estate Sales & Investments, ON THE LEVEL General Contractor, Crest Homes Factory Built Housing Developer - Leucadia, CA
TAG Real Estate Sales & Investments Coastal Living

Anytime Debe Maxwell, CRS It just sends cold chills up my spine when I hear some folks pontificate on this subject and not have a clue about the industry.

Aug 04, 2017 08:01 AM #6
Caroline Gerardo
Eagle Home Mortgage, LENNAR HOMES Home Loans - Newport Beach, CA
C. G. Barbeau the Loan Lady

A FHA or conventional lender will not accept a comparable in a "mobile home park" with leased land to a modular on a pernament foundation that shows on title/county records. The appraiser would have to go farther to find similar construction and adjust for distance. If zero comps, that's a problem

Aug 04, 2017 12:17 PM #7
John DL Arendsen
TAG Real Estate Sales & Investments, ON THE LEVEL General Contractor, Crest Homes Factory Built Housing Developer - Leucadia, CA
TAG Real Estate Sales & Investments Coastal Living

Never said they would Caroline Gerardo on leased land. But they will and they have on resident owned Manufactured Home condo conversions, sub divisions and PUD's. Believe me I've been involved with too may to count over the past 30 years.

Aug 04, 2017 01:09 PM #8
John DL Arendsen
TAG Real Estate Sales & Investments, ON THE LEVEL General Contractor, Crest Homes Factory Built Housing Developer - Leucadia, CA
TAG Real Estate Sales & Investments Coastal Living

Thank God it's not that way in Cali Thomas Martin, SRA

Aug 04, 2017 01:11 PM #9
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