Manufactured Housing Homeowner Resources

These resources contain general information and guidelines for potential or current homeowners regarding purchasing, maintenance, and care of a HUD-certified manufactured home. All manufactured homes built in the U.S. after June 15, 1976 must be certified by its manufacturer that it is built in accordance with HUD's Manufactured Home Construction and Safety Standards (the Standards). If issues arise with a home due to a non-conformance with the Standards during construction, homeowners have recourse to resolve complaints by contacting their State Administrative Agency within the state of their residence.

HUD has entered into cooperative agreements with most state governments to conduct periodic checks of plant records and to respond to consumer complaints. These state governments each designate a State Administrative Agency (SAA). HUD carries out these functions in any states that do not have state-run SAA programs.

If you have any complaints about the performance of your manufactured home that have not been resolved by the retailer where you purchased the home or by the manufacturer that produced the home, you should first contact the SAA where you live, or HUD if you do not live in a state with an SAA.

Homeowner Fact Sheet

Description of Program

The manufactured housing program regulates the construction of all manufactured (mobile) homes built in the United States. The HUD program also oversees the enforcement of the construction standards working through private inspection agencies and State governments.

HUD Manufactured Home Construction Standards

Manufactured homes are homes built as dwelling units of at least 320 square feet in size with a permanent chassis to assure the initial and continued transportability of the home. All transportable sections of manufactured homes built in the U.S. after June 15, 1976 must contain a certification label (commonly referred to as a HUD Tag) on the home. The label is the manufacturer's certification that the home section is built in accordance with HUD's Manufactured Home Construction and Safety Standards (the Standards). The Standards cover Body and Frame Requirements, Thermal Protection, Plumbing, Electrical, Fire Safety, and other aspects of the home. The Standards are published in the Code of Federal Regulations under 24 CFR Part 3280.

Consumer Complaints

Retailer's name, address, and phone number
Manufacturer's name, address, and phone number
Serial and Label Number(s)
Date of purchase
Description of the complaint (include copies of all documentation with the retailer and/or manufacturer, pictures, etc.)
Your name, address, and phone number(s), and email address

Program Management

HUD manages the program from its Headquarters office in Washington, DC. The mailing address is:

U.S. Department of Housing and Urban Development
Office of Manufactured Housing Programs
451 Seventh Street, SW, Room 9170
Washington, DC 20410-8000

The phone number is (202) 402-2698 (toll free number 1-800-927-2891). Consumers may leave a message and request that a staff person return their call. The program office's fax number is (202) 708-4213. HUD’s Office of Manufactured Housing Programs staff may also be reached via email at mhs@hud.gov

Support Information for Homeowners

What is HUD's Role in the Manufactured Housing Industry?

Under federal law, HUD is responsible for oversight of the federal manufactured housing program in the United States. Under HUD regulations, homes are inspected at various stages of production by an inspection agency approved by HUD. In addition, the manufacturer has an approved quality control program in place throughout the production process. A certification label (commonly referred to as a HUD tag) is applied to each home section, by the manufacturer, to indicate that it is in compliance with the HUD Code. Additionally, Subpart I of the Manufactured Home Procedural and Enforcement Regulations (24 CFR Part 3282.401-416) dictates certain procedures the manufacturer/retailer must follow should they become aware of a problem with a home after it has been shipped from the manufacturing facility.

Does Federal Law Provide Me with Any Protections, as the Owner of a Manufactured Home?

Yes. Federal law requires manufacturers to notify the original purchaser, and subsequent purchasers whose names and addresses are known, of performance- and safety-related defects that are discovered by the manufacturer. Manufacturers also may be required to correct these defects if they create an unreasonable risk of injury or death, or are related to design or assembly errors. The retailer who sells you a manufactured home is required to register your information with the manufacturer to be able to provide such notification of defects.

If I Have A Problem with My Home, Who Do I Contact?

First, contact your retailer. Then, follow up with a written list of problems to the retailer, manufacturer, and installer. Always keep a copy of all correspondence for your personal records. Follow up any correspondence with a call to the retailer and/or manufacturer to discuss your problems and schedule a service appointment.

If your home is not repaired within a reasonable time period, or if the responsible party refuses to make repairs, you should contact the State Administrative Agency (SAA) that has been approved by HUD to administer and oversee the Federal Manufactured Housing Program in your state.

The SAA may assist the homeowner in resolving problems with a manufactured home if the manufacturer and/or retailer have been unresponsive to the homeowner's service request. If you live in a state that does not administer the Federal Program, you will need to contact HUD for assistance at:

U. S. Department of Housing and Urban Development
Office of Manufactured Housing Programs
451 Seventh Street, SW, Room 9170
Washington, DC 20410-8000
Phone: (202) 402-2698 (toll free at 1-800-927-2891)
Fax: (202) 708-4213
Email: mhs@hud.gov

Be prepared to provide the following information to the SAA or HUD:

Retailer's name, address, and phone number
Manufacturer's name, address and phone number
Serial and Certification Label Number(s)
Date of purchase
Description of the complaint (include copies of all documentation with the retailer and/or manufacturer, pictures, etc.)
Your name, address, phone number(s), and email address

Purchasing and Relocation

By an act of Congress in 1974, the U.S. Department of Housing and Urban Development (HUD) was designated as the government agency to oversee the Federal manufactured housing program. The area within HUD responsible for the oversight function is the Office of Manufactured Housing Programs. Working in conjunction with the Manufactured Housing office are states known as State Administrative Agencies (SAAs). States participating in the SAA program administer and enforce the Federal manufactured housing Standards and Regulations. A list of SAAs can be found in the homeowner's manual that is provided with each new home.

What is a Manufactured Home?

A manufactured home (formerly known as a mobile home) is built to the Manufactured Home Construction and Safety Standards (HUD Code) and displays a red certification label on the exterior of each transportable section. Manufactured homes are built in the controlled environment of a manufacturing plant and are transported in one or more sections on a permanent chassis.

May the Retailer Make Alterations to a New Home?

Retailers may make alterations, but must carefully ensure that the change complies with the HUD Code. If an alteration does not comply with the HUD Code, the home cannot be sold or offered for sale. If you have a question about an alteration to your home, contact the manufacturer, the SAA, or HUD for assistance. An alteration is defined as the replacement, addition, modification, or removal of any equipment or installation, after sale by a manufacturer to a retailer, but prior to sale by the retailer to a purchaser, that may affect the construction, fire safety, occupancy, or plumbing, heating or electrical systems of a manufactured home.

Am I Permitted to Relocate My Home to Another Site or Even Another State?

Yes, when a home is going to be relocated, it is crucial to check with the appropriate authorities having jurisdiction regarding transportation of manufactured homes and applicable zoning regulations regarding placement of the home. There are State laws that regulate the weight, size, running gear, and width of homes being transported on State highways. Also, the data plate zone maps located in the home indicate the zones for which the home was constructed. A manufactured home should never be placed in a more restrictive wind, thermal, or roof load zone than that for which it was built.

What Are My Options for Financing the Purchase of a Manufactured Home?

There are many choices for financing your home, since a growing number of lending institutions provide conventional and government-insured financing for prospective owners. Some lenders offer long-term real estate mortgages which may require that the home be placed on an approved foundation.

Manufactured homes are eligible for government-insured loans offered by the Federal Housing Administration (FHA), the Veterans Administration (VA), and the Rural Housing Services (RHS) under the U.S. Department of Agriculture.

The Department of Housing and Urban Development strongly encourages homebuyers to contact a HUD-approved housing counseling agency prior to searching for a home. These agencies generally provide their services without cost and have counselors who can assess your financial situation, determine what options are available, and will be familiar with various housing programs and local community resources.

HUD's Housing Counseling Clearinghouse operates a toll-free 24-hour-a-day automated voice response system that provides referrals to local housing counseling agencies, at (800) 569-4287. Referrals are also available to Spanish-speaking consumers.

Para localizar el centro de consejeria sobre vivienda mas cercano y aprobado por HUD, llame al (800) 569-4287. Siga las instrucciones para personas de habla hispana.

Installation & Setup

What is involved in the installation of a manufactured home?

Installation is one of the most important elements of purchasing a new manufactured home. The following items must be considered:

Locality requirements for zoning, septic, electrical and/or building permits;
Site preparation and access to the site;
Stable soil and proper foundation system, including the anchoring system, that is approved/listed for use in the proper class of soil (this information may be available in the manufacturer's written instructions or obtained from State or local building officials);
Perimeter enclosure may be either recommended or required; and
Utility hook-ups and dryer vent discharge, as addressed in the installation manual provided with the home. You should always check with the retailer and State or local building officials concerning the installation of a manufactured home.

How should I choose a site for my new home?

Site selection is critical to the performance of your home. Make certain that your home site is properly prepared and that water drains away from the foundation. Easy access to the site ensures that the transporter will not be impeded by trees.

Who should install/set-up my home?

An installer may be either the retailer, through the sales agreement, or someone under contract with the retailer to perform the installation. You should make sure the contractor hired to install the home will do so in accordance with the manufacturer's instructions and, if applicable, State installation regulations. Some States license and/or certify manufactured home installers.

Who do I contact if my home was damaged during installation?

Retailers may contract with their customers for the installation of their homes, in which case the retailer is your first contact for installation-related problems. If the retailer does not arrange for the installation and you choose the installation contractor, you should contact the installer who performed the work. If you are not satisfied with the repair, contact the local authority SAA having jurisdiction. It is important that all services related to the installation be listed separately in the contract.

Does HUD regulate how manufactured homes are installed?

HUD regulates installation in all states unless a state has been accepted by HUD to administer its own qualifying installation program. There are many states that have been fully or conditionally accepted by HUD to operate their own installation program and that are participating in the Manufactured Home Installation Program. For states where HUD will administer the Manufactured Home Installation Program, HUD ensures that trainers of installers planning to work in HUD-administered states are registered with HUD, and that persons planning to install homes in HUD-administered states are licensed by HUD.

Care & Warranty

Will instructions be provided with my new manufactured home?

Yes. Each new manufactured home comes complete with manuals that provide information about the operation, maintenance, and repair of your home including the manufacturer’s recommended procedures for installation, anchoring, and connection to on-site utilities.

Will I receive a manufacturer's warranty with my new home?

Most manufacturers offer a warranty that covers the performance of the structure and factory-installed plumbing, heating, and electrical systems during a specified warranty period. Some factory-installed appliances and certain building components are also covered by their own warranties.

Ask your retailer for details. Before you purchase a home, it is important to understand who offers the warranty, who performs the service, and what is and is not covered. Manufacturers are not responsible for failures that occur as a result of normal wear and tear, consumer abuse, installation, or neglect of maintenance. Note: Some States require warranties under State laws.

Are manufactured homes maintenance-free?

No home is maintenance-free. Building materials used in manufactured homes, just as in site-built homes, require proper maintenance to extend their life. The homeowner's manual, which accompanies every new home, explains proper maintenance requirements.

Do I have to enclose the area underneath my home?

Many manufacturers require some type of perimeter enclosure and/or a ground vapor retarder. Your State, local, and community authorities may be able to advise you regarding these requirements. Enclosure material should be resistant to decay and is usually installed by either the retailer or installer. The perimeter enclosure, when properly installed with adequate ventilation, improves the energy performance of your home and protects your home from the weather. If you elect not to install enclosure material around your home, you will need to check the manufacturer's warranty to determine if this will affect the coverage.

May I construct an addition to my home or make structural changes to the interior?

Any significant change, such as an addition or structural alteration, may require local permits and could take the home out of compliance with the HUD Code. You should consult with the appropriate State, county, or local agency in your State prior to making any such change to your home. Keep in mind that the manufacturer is not responsible for any damages or latent problems caused by the added structures or alterations, and that changes to your home could affect your warranty.

May I make repairs to the home myself?

Yes, you should be able to make repairs to your home. Consult with your retailer or manufacturer if you have a concern that any repairs you make will affect your warranty. If your home is still under warranty, the manufacturer's authorization may be required.

How can I make repairs to my home and be reimbursed by the manufacturer?

It would be quite unusual for the manufacturer to authorize a homeowner to perform repairs and be reimbursed. You must first check with the manufacturer and/or retailer before starting to make repairs and request that they provide you written authorization or a reimbursement agreement.

I purchased a used manufactured home and I'm experiencing problems with the home. I contacted the manufacturer and was told that the home is no longer under warranty. What are my options?

Your used home is covered under the Federal program (24 CFR Part 3280) only if the problems you are experiencing can be classified as a serious defect or imminent safety hazard regardless of an expired manufacturer warranty. If the problem cannot be readily classified by the State Administrative Agency (SAA) from a phone conversation or in a written complaint, the complaint should be forwarded to the manufacturer to make a determination.

The Department does not require the manufacturer to have a warranty.

What should I do if I'm having problems with my home and the retailer and/or manufacturer are no longer in business?

Contact the State Administrative Agency (SAA) that regulates manufactured home manufacturers or retailers. Your State may administer a bonding or recovery fund program for such instances.