Modular Versus Stick-built

[Terrel L. Shields]

. However, any competent appraiser should be able to tell from an interior inspection.

Impossible in the two I posted...These are NOT mobile homes, trust me.

 

[TRESinc]

No, just from some posters.

just those who post on this site it seems

 

[Ariba]

just those who post on this site it seems

Is that a Hypothetical or Extraordinary Assumption? LOL

Impossible in the two I posted...These are NOT mobile homes, trust me.

I agree you completely have no argument with me.

 

[EddieB]

I am waiting. Perception versus reality!

Okay. Identify these. Best I could do with sun and traffic last night
1. On frame modular
2. Off frame modular
3. Stick built

 

[Ariba]

Thank you. Very nice, that is what this forum is all about education. I appreciate the pictures. I am the first to acknowledge that you cannot tell from the street if these are modular. So educate us all and tell us what telltale, signs if there are any, we should be looking for?

 

[Overimprovement]

Thank you. Very nice, that is what this forum is all about education. I appreciate the pictures. I am the first to acknowledge that you cannot tell from the street if these are modular. So educate us all and tell us what telltale, signs if there are any, we should be looking for?

Perhaps part of the point of this thread is that you often cannot, without additional knowledge. The issue really (to me) is not AS much can I identify what it is, but rather what does the MARKET think it is? If I know from years of experience that such and such home is a modular, but the general public, and even many/most realtors do not know, then would we expect to see any market value impact?

Even appraisers on this very thread are showing vast experiential differences AND biases toward modular homes. Some have sold them. Some have toured plants where they are built. Some have seen Johnny Pick-up's hungover crew trying to put them together on Monday morning (why do mornings come so early??). Some are nearly indistinguishable from site-built homes, others are indistinguishable from the typical manufactured home (DWMH to most of us).

Each modular will fall somewhere in that continuum, and the closer to a DWMH that modular looks and feels, especially from the outside, the more likely that market value will be closer to a DWMH. But if most people could not tell it apart from a site-built, I would not expect value to deviate much, if any, from site-built either.

But whatever the case, I think we have to be on guard not to let our personal biases affect our market value determination. Let the market speak!

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Just as an aside--let me pose a hypothetical question. Assuming totally identical parts/components were used in the construction of a home, which would be better--having the home built under factory-controlled conditions, then transported and pieced together on-site (assuming no damage during transport), OR the typical site-built home using local contractors? Obviously foundation and grading work, utilities, garages, etc would be done locally either way.

Isn't the only difference in this scenario the labor/techniques used to build the home? Or am I missing something? As a disclaimer, I have never toured a manufacturing plant, and do not even know IF modulars could be built using totally identical components as a site-built home, but I think they can. Not sure the final price would be any different though...

 

[Terrel L. Shields]

Isn't the only difference in this scenario the labor/techniques used to build the home?

 

[EddieB]

Thank you. Very nice, that is what this forum is all about education. I appreciate the pictures. I am the first to acknowledge that you cannot tell from the street if these are modular. So educate us all and tell us what telltale, signs if there are any, we should be looking for?

The only stick built home is #3 (partial hip roof). I included it because I believe it may have some appeal issues. The rest are off-frame modular homes, all within 3 miles of my home.

I would dare say, except #1, most would not be able to identify these construction types from a street view. Number 1 is also the only one listed as a modular on the tax records. I doubt any Realtor would list these as modular if they were to be marketed. These aren't your grand parents' modulars and would be allowed in all but the strictest communities.

Overimprovement (the poster) brings up some excellent points. If an appraiser works a market with these style homes, go ahead a schedule a tour of a few plants.

 

[Overimprovement]

Appreciate the video. I wouldn't even call these modular though, because all the interior is still built on-site. Perhaps that is a bias in my own definition of modular though, and how it used around here. In my market, modular means the entire home is brought to site in 2-8 sections, and assembled from there.

I would imagine in general a panelized home would be better built if using the same materials. I have seen homes going up left to the elements sometimes literally for months. No way that moisture and temperature fluctuation doesn't affect the integrity of wood in some way.

 

[Carlos Danger]

When I was in high school I worked for a company building pre-cut homes. Most of them were pretty nice