In Tennessee there's a pretty big difference.
Some area forbid both mobile and modular homes via restrictive convenants, deed restrictions, and even a couple of municipal ordinances.
However the Tennessee Supreme Court recently ruled (Williams v. Fox, (Tenn., March 15, 2007) that "unlike a mobile home or house trailer, a modular home is not built on a permanent chassis, and for that reason, it is not able to be readily moved to another location once installed or erected. Moreover, while mobile homes are titled as vehicles, modular homes are not. Once delivered and erected on the property, they become part of the property as a permanent improvement to the real estate similar to a "site built" home."
In the Fox case cited above the Court did not mention any specific restrictions against modular homes but simply lumped them together with mobile homes. If modular homes had been specifically forbidden, i.e. "No mobile homes or modular home allowed." then our legal eagles say the Court would likely have upheld that restriction.
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