"Stick Built" or Manufactured... Which is Better?

 

Here's a topic that's almost guaranteed to bring some heat.. the now classic question (or argument) with regard to which type of building construction is better to purchase.. "Stick Built" (classic on-site framed construction) or a home that has been, for the most part, "Manufactured" at a remote site and assembled, at least partially, on-site.  There's a lot of strong opinions out there, so let's see if we can sort it out.

Ironically, one of the classic arguments, for both systems, is the notion of Strength of Construction.  Those that favor frame construction will argue with great gusto that there is simply "no question" that a frame built home is, by its very nature, a more sturdy and better constructed structure, better suited to endure the rigors of time, weather, and well, just life.  On the other hand, those in the Manufactured and Modular camp will argue the very same points.  They begin by saying  that the fact that the home has to survive getting delivered in the first place necessitates a level of construction that is stronger than any stick built home. 

"Modular homes are the strongest of all frame homes built, because they are built with more framing and fastening materials to withstand the stress of transportation and erection." (http://www.ritz-craft.com/about_advantage.cfm)

Manufactured homes are built using an assembly-line process that encourages a consistent high level of quality. Manufactured Homes are assembled within a climate controlled environment that does not expose construction materials to the elements.  Conversely, a stick built home isn't constructed within cookie-cutter guidelines that limit flexibility.  An on-site contractor has the freedom to make last minute modifications, corrections and/or improvements that are not always offered to the manufactured home customer.  It is this very flexibility and overall versatility of design and/or construction of a framed stick-built home that allows for a level of superiority above and beyond that of the alternative.

Or so it's said.

One positive argument concerning Manufactured/Modular construction is that it is almost always much more energy efficient.  But this isn't always a plus.  Some manufactured homes are so "tight," that they are sometimes too efficient.  Modern manufactured homes can seal the indoors so effectively from the outdoors, that "fresh" airflow from the outside can be virtually eliminated.  Indoor air quality can actually be a problem with some manufactured homes if airflow is not carefully managed.  On the other hand, that's a strange argument in favor of a relatively drafty stick-built.
Lets just leave it as a matter of opinion beyond the scope of this venue to determine what type of construction is superior.  There are however, other factors to consider before purchasing either.  How about price?  Stick built construction whether superior or not is more expensive.  No question.

Manufactured home construction is highly efficient allowing for more bang for the buck.  If you're a 200k or lower potential home owner, you can achieve a far higher level of "finish level," dollar for dollar, with a manufactured home.  In our region of Central Oregon in particular, if you're looking for a home in this price range, there's a lot of very nice manufactured homes available with acreage and outbuildings.  On the other hand, stick builts under 150 thousand are few and far between and what you can find is sometimes in need of a lot of TLC.

Unfortunately however, manufactured homes are at times more difficult to finance and if the unit is, say, a single-wide made prior to June of 1976, well forget financing; its virtually impossible.  Many lenders warn that such difficulty of financing will only increase in the near future, and some even argue that this potential difficulty of re-sale should be included among those items that must be formally "disclosed" to buyers.

Some people just look down on any kind of manufactured construction.  Right or wrong, manufactured homes still, in some circles, carry the stigma of being "trailers" belonging in "trailer parks" while being occupied with residents of a corresponding negative demographic.  These things should all be considered before you buy and especially if you ever intend to re-sell your beloved modular or man-home.

A huge percentage of us in this area have opted to take the manufactured route, (myself included) but that doesn't mean everyone should follow suit.  As a Realtor I sometimes catch myself leaning in both directions. I really do love my little double-wide above even the stick built homes I've owned before.  For me, at the time I bought it, it made perfect sense.  I will say however, that especially after being exposed to a lot of different alternatives, there's no question that when you walk into a particularly nice site-built home that the feeling is that you're no longer fooling around and have entered into a "real house."  I'm a big manufactured fan, but there are times when the solid feeling of permanence and substance inherent in a quality stick built, simply can not be denied.  Of course, it's one's own individual life circumstances that will determine the proper choice to be made in the end.

Fred's favorite ways a deal can get killed in Escrow...

I just love all those Real Estate shows on the TV lately where an accepted offer arrives and the Realtor declares, "You got the house!"

HOLD THE PHONE!  It's about at this point when I start screaming "NO YOU DON'T!" while simultaneously throwing something at the tube.

There's a long way to go once a deal hits escrow before it's actually closed, so lets look at just a few ways a deal might actually fail post mutual acceptance:

Fred's favorite ways a deal can get killed in Escrow...

• Inspector makes it his mission to find anything and everything wrong that he possibly can.  Nice job Mr. Inspector; you certainly are thorough.  I'll make sure to recommend you.

• House won't appraise.  Sometimes this is due to some of our own creative Monkey Business like asking the Seller for closing costs and bumping up the purchase price as an offset.  Nice job everyone on that one.

• After getting "Pre-Approval" for the home, Buyers decide to purchase "new furniture for the house" on credit.  Or a car, boat or other "must haves" prior to what would have been the close.

• Lender can't get final "Underwriting Approval" for a thousand different reasons, even after so-called "pre-Authorization."

• Buyer gets cold feet and just can't go through with it.  (This is my favorite.)  Will forfeit Earnest Money in Escrow and has no problem wasting your time as well.

• Upon pre-close walk-through, it is discovered that the Seller changed out all the sparkling new appliances present at the showing for 25-year-old models.  "We didn't say THOSE appliances were included."  Nice job Mr/Ms buyer's agent for not spelling it out in the EM Agreement to begin with.

Getting mutual acceptance on a deal is a nice start, but that's all it is.  Once an offer is accepted there is so much that can go wrong, like bad appraisals, failed financing, and bad inspections that can't get negotiated.  Real Estate professionals that fail to prepare their clients for these potential down-sides are doing a dis-service to their clients.  So hold on... cross your fingers and fasten your seat belts once a deal gets accepted; that's when all the real fun begins.