Over the past few years, quality of construction of mobile homes has improved, yet the cost to produce these homes represents a huge savings over the cost of building a "stick framed" home. If the home is being placed on your lot as a permanent home, and you seek FHA financing, you may want an insulated slab foundation. If not, you can choose to have the home placed on a pier foundation. This method will require your county agent to inspect the job for compliance with county codes. If you are being financed with FHA, a registered engineer inspection on slab foundations is needed for compliance with FHA requirements.
Use of Insulated Slab Foundations
If you intend to use an FHA loan to buy your manufactured home and land, you will need to have an insulated slab foundation installed prior to the home's delivery. This type of foundation is more costly than one consisting of just piers and tie-downs, but it will meet FHA's requirements, and will fulfill the criteria for having the county tax office tax your new property as real estate (another FHA requirement).
Insulated Slab Foundations Explained
Insulated concrete slab foundation consists of a concrete pad, which has drain tiles or a customized way to keep the ground dry underneath the pad. Water draining under the pad can cause the pad to move (or "float"). This movement would cause the pad not to meet FHA's requirements. Insulating the pad from water drainage ensures its stability. With no water drainage issues, the ground underneath the slab stays dry and warmer than surrounding areas in the cold months of the year. The home is set up on the concrete slab, and is supported by concrete block piers. Anchors are embedded in the concrete, and steel tie-down straps are wrapped around the home's support beams, then attached to the anchors.
Use of Pier Foundations
If you are purchasing the mobile home with any loan except FHA ( or for cash), a pier and ground anchor foundation may be used. This method of foundation is less expensive and time-consuming than the slab foundation and is widely used all over the United States. Areas with soft ground soils, storms and high winds, and heavy snow affect installations as more anchors and tie-down straps may be required to secure the home to the ground.
Pier Foundations Explained
This method uses steel jack stands or open cell concrete blocks stacked up to the required height of the home's support beams underneath the home. These stacks of blocks sit on a concrete pad. Screw-in ground anchors are used to secure the home against the uplift of winds from storms. Steel straps wrapped around the home's support beams are attached to the ground anchors, which are screwed into concrete (at a depth below the area's "frost line") to add security. The number of straps and ground anchors can vary depending on different regions of the US and capacity of ground soils to securely hold the anchors. Areas of storm activity and winds (such as Florida) require more steel straps and anchors to secure the home safely to the ground.
Crawl Space Foundation
The most secure foundation, and the best for FHA lending and "real property" conversion, is the crawl space foundation. This method combines concrete block underpinning around the perimeter of the home with internal, independent support points underneath. The home is tied down to ground anchors by steel straps attached to the perimeter support beams of the home. This method gives more resistance to the uplift of winds in storm areas. The underpending gives a more "site built" appearance to the outside of the home. Block piers are used underneath the home for support. This type foundation is more expensive to construct than the slab or pier foundation method. There are no issues with drainage problems underneath the home since there is no concrete slab.
Joey Campbell spent eight years in real estates sales and property management. She has been active in residential and commercial mortgage for the past 23 years in the Southeastern U.S. Campbell has attended hundreds of seminars, and has written and conducted workshops on subjects such as credit, debt excelleration and prequalifying for residential mortgages.