Buying a manufactured home, especially when you intend to install it on private land, is far more like building a custom home than most people think. Like developing a home on private land, there are many considerations to make. Do you already have utilities on your site? Do you have a water meter for direct hookup to the local water supply and access to local sewer services? What about tests and other permits? This article discusses some of the things you need to consider if you are installing a factory built home on private land.
To get yourself off to a good start you'll need or may need to consider the following depending on your local building codes and regulations.
Knowledge of the requirements to get water, utilities and sewer connected to your new home
Percolation test (if applicable)
A thorough understanding of local planning department guidelines for your project
If you do not have a water meter on site or easy access to water then you'll need a well. If your site does not have a well, then you'll need to pull permits for it first. Only after you obtain a signed permit can you begin construction and most areas require you to have an inspection of the well to obtain the required completion certificate.
If your site has access to city or county water and does not have a water meter, you'll want to research the cost of acquiring a water meter in detail, as they can be very expensive. In some cases, it may be better to opt for a well in fact.
As for sewage, there are typically two options available. You can either hook up to the county or city services or get a septic tank. When you buy your lot, typically you will be informed as to your available sewage services. If you already own your lot but don't know if you can get connected to the county or city services, simply contact your water district, they often handle sewage services as well.
Once you understand what options you have for sewage, you can then perform a budget analysis. If you can get connected to city or county services, contact your providers and determine cost to connect and permit costs. If you want a septic tank because there are no services to your lot, you'll need to perform a percolation test, provide the results to your city or county and get an appropriate permit while consulting with a septic tank installation company to determine cost to install.
You have a wide variety of options when it comes to gas and electric. Many new home builders can now provide solar options to help you get as far off the grid as possible and save the most money. However, many consumers want the convenience of hooking up to local services. If you want to hook up to local gas and electric services, contact your retailer and let them know where your lot is. They will be able to quickly determine your service providers and give you the contact numbers. Your service providers will help you understand the cost to hook up gas an electric. More often than not, your retailer will help you coordinate all of these processes anyway.
Buying a factory built home and installing it on private land can be a very enjoyable process, much like building a custom home. There are a number of factors to consider but there is also a wealth of resources available.
Luca Brammer is the Director of Business Development for Hallmark-Southwest Corporation. Hallmark-Southwest is a builder of California manufactured homes specializing in energy efficient home design and Net-Zero energy efficiency.
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