A modular home is assembled on site, with the parts pre-assembled at the plant, and trucked to the site and installed on a foundation (usually concrete). They were never ment to be mobile, are stick built and permanently attached to a foundation.
What an interesting question! I went around and around with this very situation this fall. It looked like a stick built home. This was never questioned by us. The home inspector was a little puzzled and asked the Buyer if she was sure it was stick built. My Buyer told the inspector that it was a stick built home and her condidence was enough to reassure the inspector. Then we discovered that this home was indeed recorded with the county as a manufactured home which would require an adjustment in the financing so all parties were very frustrated, but the discovery did not make sense. The inspector's photos from underneath the house showed none of the expected trailer frame. The crawl space access did not resemble a manufactured home. Then I needed to stop by to return a key to the lock box, and the home owner was there and he mentioned that it was a modular home. He had not realized that this would be of any significance when the home was listed.
The listing realtor was working hard to help solve the mystery, and she contacted the manufacturer who produced paper work that confirmed it was indeed a modular home. The County would still not relent which continued to throw a wrench in the financing. The appriaser looked at all the evidence and did his own inspection and he said from everything he saw, he needed to write it up as a modular and it was indeed valued as a stick built home and not a manufactured home. Eventually the County agreed that they needed to reclassify the home and made the adjustments which satisfied the Lender and we had a happy ending.
This was an eye opener for those of us involved, and it showed the value of being diligent in reviewing records!
Sandi Siron, Principal Broker, ePRO
ERA Universal Realty, 985 N First St. Hermiston OR 97838
Office: 541 567-8303 Mobile: 541 571-1221
Hope that helps you!
#1 Re\Max Team in Oregon