Manufactured vs. Mobile vs. Modular Homes: What's the Difference?
Plain-English definitions of mobile, manufactured and modular homes, the building codes behind each, and how each is financed.
Short answer: "mobile homes" are factory-built homes made before June 15, 1976. "Manufactured homes" are factory-built homes made since then under the federal HUD Code. "Modular homes" are built in sections in a factory to the same state and local building codes as site-built houses, and are usually financed like site-built homes.
| Mobile home | Manufactured home | Modular home | |
|---|---|---|---|
| Built | Before June 15, 1976 | On or after June 15, 1976 | Any time |
| Building code | No uniform federal code | Federal HUD Code | State and local building codes |
| Permanent chassis | Yes | Yes | No |
| Identifying label | None | Red HUD certification label | State modular label |
| Usual financing | Very limited | Chattel or land-and-home loan | Traditional mortgage |
Why the 1976 date matters
The National Manufactured Housing Construction and Safety Standards Act created the HUD Code, which sets federal standards for design, construction strength, fire safety, energy efficiency and more. Homes built before it took effect are generally not eligible for financing, while HUD-Code homes are.
Single-wide, double-wide and multi-section
These terms describe how many sections a manufactured home is built in. A single-wide is one section; a double-wide is two sections joined on site; triple-wide and larger homes are often called multi-section. Multi-section homes typically cost more but often qualify for longer terms and more loan programs.
Which one can we finance?
We focus on HUD-Code manufactured homes, both new and pre-owned. See our loan programs for the options available.
This guide is general information, not financial or legal advice. Loan programs, requirements and rates change; contact us for terms that apply to you.