Definition of: Modular Construction, Mobile Homes, Campers, Double-Wides, Trailers, Pre-Cut Homes, & Panelized Construction InspectAPedia® -
Definition and description of modular construction
Definition and description of mobile homes, double wides, trailers, and campers
What is the difference between a mobile home, a manufactured home, a modular home, and panelized construction?
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Modular Construction, mobile homes, trailers, campers, doublewides, panelized construction -
what are the differences and how are these structures recognized? This article describes the history and
characteristics of these different types of factory-built structures.
Manufactured homes are those built entirely in a factory. They are then transported to a building site and installed. Manufactured homes include:
Modular Homes
Modules are transported to the site and installed. See MODULAR HOME CONSTRUCTION for a detailed look at modern modular home construction.
Panelized Homes
Panels—a whole wall with windows, doors, wiring and outside siding—are transported to the site and assembled. See Panelized Construction for a detailed look at a 1950's panelized construction home that was war surplus (Fishkill NY).
Pre-Cut Homes
Building materials are factory-cut to design specifications, transported to the site, and then assembled. Pre-cut homes include kit, dome, and log homes.
LOG HOME GUIDE - provides an example of pre-cut homes, how to inspect, diagnose, and repair problems on log houses; how to identify and determine the age of different types of log homes: traditional log homes, manufactured log homes, slab-sided log homes, and alternative log homes using concrete logs and fiberglass logs.
This is the term used for factory-built homes produced prior to when the HUD Code went into effect. See MOBILE HOMES, DOUBLEWIDES, TRAILERS for a detailed look at the wide range of quality and condition of these homes.
The following is the opinion of the author and has not had a technical review by other industry experts.
Various trailer, mobile home, and modular housing
manufacturers may disagree with some of these views. Corrections and content suggestions are welcome.
Characteristics of Trailers as Living Space
Trailer traditionally describes a usually small, wheeled, home with a history and image of flimsy construction
such as wooden 1x3 wall framing clad with aluminum siding, virtually no insulation, and low quality leaky windows.
"Trailers" up until the 1970's (my estimate) included both campers (photo at left) which really were intended to be towed
by a car or truck and moved often from site to site (though some were left parked for decades at campgrounds),
and also lightweight factory-made homes which were intended to be towed once to a home site and then
kept there.
The camper shown in our photo (left) was abandoned but had previously served as a summer camp for many years.
The little blue structure used as an addition to the left of the small house in the photo
at the top of this page was undoubtedly a small camper.
No one building "trailers" calls them that any longer because of the "flimsy" image. The closest thing to a "trailer" in
current products on the market are motor homes and campers such as these campers parked along Wappingers Creek in our photo (left).
The least-costly campers (such as our pickup truck "slide-on camper") built after 2000 are probably
considerably better constructed than the "trailers" of old.
In current language (2009), a "trailer" is either a "mobile home" that is more than 20 years old (see below),
or it is a camper designed to be moved easily and often from site to site.
(Or in different usage, a "utility trailer" is a utility vehicle intended to haul goods or large
items and designed to be fastened to the back of a car or truck, and a "tractor trailer" is of course
a larger (typically 40 ft long) hauling system for moving goods by highway from city to city.)
Trailers may have had their wheels left on, but normally they'd be set on a masonry pier foundation and a skirt installed
around to hide the under-trailer area.
Characteristics of Mobile Homes as Living Space
In the past few decades (to 2006), "trailer" manufacturers have considerably improved the quality of construction of
such homes. The national manufacturing and building code standards for these structures have also been improved.
Perhaps in part to escape the less than wholesome image of "trailer", manufacturers use the term "mobile home" to
describe what is usually larger and better made home than "trailers" of old, though perhaps with similar materials.
Mobile homes are built in a factory and are designed to be moved (once and uncommonly, perhaps once again)
on its own wheels attached to its own frame to a site where a foundation is prepared and connections to utilities are made.
In the U.S., states have regulations about the siting, foundation, steps and entry, wiring, plumbing,
tie-downs for wind and storm safety that apply to these homes. Some examples of mobile
home regulations for New York State are this website.
Individual state regulations will vary - you'll want to see what your state requires.
Even within states regulations vary as wind and weather conditions do also.
Examples of mobile home improvements include stronger overall wall and roof construction,
less leaky roof covering, and windows that are less notoriously leaky. In addition
newer mobile homes have, for fire safety, bedroom windows that can be pushed out to a wide opening for
emergency exit in case of fire - an important safety improvement.
Usually building departments grandfather in
older structures, but sometimes they will insist that certain life-safety improvements be made, for example
if an older mobile home is being brought to a new site in a new community. If this is the
case one or two windows may need to be replaced to provide this important safety improvement.
When there is a severe storm or hurricane, mobile home communities are among the worst damaged as a strong
wind can completely turn over or demolish mobile homes. For this reason, mobile homes set up in high wind-risk
zones have extra requirements for tie-downs to secure the building against upset during a storm.
Mobile homes may arrive on wheels but they will be jacked enough to be set on some type of approved
building foundation, such as masonry piers or a masonry foundation.
In case these terms are not confusing enough, some mobile home makers
like to call these "factory built homes". But that use of "factory-built homes"
is confusing too since modular homes are also "factory built" but are quite different from trailers or mobile homes.
Characteristics of a "Doublewide" Mobile Home or Trailer
Some manufacturers provide mobile homes constructed to be joined together, side by side to form a double-width
living unit.
While a double-wide mobile home is basically constructed by the same materials and methods
just described above, the tie-down and connection requirements for these living units may be different
in some jurisdictions, since their risk of being blown away in high winds is different.
Other installation
and support requirements, such as connection of the two units and placement of foundation support will also
have to accommodate this variation.
Modular home construction and inspection are discussed on a separate series of articles beginning at MODULAR HOME CONSTRUCTION.
Characteristics of Panelized Construction
Panelized construction makes use of wall, floor, ceiling or roof "panels" which have been framed off-site and brought
to the site by truck. Panels are lifted into place by crane and fastened together on a foundation, and possibly a framed-in
floor which have been prepared before the panels arrive.
Some framing panels make use of special materials, such as plywood and foam roof panels for insulated cathedral
ceilings
Use links just below or at the left of each page to navigate this document or to view other topics at this website. Green links show where you are in our document or website.
"Modular Home Construction, special defects and inspection methods" Dan Friedman, NY Metro ASHI Seminar, Holiday Inn, Crowne Plaza, White Plains NY, October 4, 1996
"Modular Home Construction, special defects and inspection methods" Dan Friedman, NY Metro ASHI Seminar, Holiday Inn, Crowne Plaza, White Plains NY, October 4, 1996
Manufactured Housing: types, US DOE - see original source:
energysavers.gov/your_home/designing_remodeling/index.cfm/mytopic=10210
The HUD codes for manufactured homes are at
http://www.energysavers.gov/your_home/designing_remodeling/index.cfm/mytopic=10220
Characteristics of manufactured homes built before 1976, and retrofit suggestions
http://www.energysavers.gov/your_home/designing_remodeling/index.cfm/mytopic=10230
Renewable energy applications for manufactured homes are at
http://www.energysavers.gov/your_home/designing_remodeling/index.cfm/mytopic=10240
New York State:
"Manufactured Homes: an installation guide for the code enforcement
official," undated. [Div. of Code Enforcement & Admin. - 518-474-4073,
George E. Clark, Jr., Director] - this is a guide tool, not an enforcement code
or standard.
HUD State Administrative Agency (for 36 states) (NY: 518-474-4073) - for complaints
Manufactured Housing Institute, 2101 Wilson Blvd. Ste. 610, Arlington VA 22201 703-558-0400 www.mfghome.org
NYMHA, 35 Commerce Ave., Albany NY 12206-2015 518-435-9859 800-721-HOME (they want the Star Program to provide for separate assessment of manufactured homes)
Consumer Reports: www.consumerreports.org - special report 2/98
Critique, contributions wanted: Contact Us to suggest corrections or additions to articles at this website, and if you wish, to receive online listing and credit as a contributor. Particular thanks are due to the many experts and also consumers who read and critique technical articles at InspectAPedia.com.
Additional technical contributors & reference sources for this article are listed below.
Use links just below or at the left of each page to navigate this document or to view other topics at this website. Green links show where you are in our document or website.
Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. Contact Mark Cramer at: 727-595-4211 mark@BestTampaInspector.com 11/06
Roger Hankey is principal of Hankey and Brown home inspectors, Eden Prairie, MN. Mr. Hankey is a past chairman of the ASHI Standards Committee. Mr. Hankey has served in other ASHI professional and leadership roles. Contact Roger Hankey at: 952 829-0044 - rhankey@hankeyandbrown.com. Mr. Hankey is a frequent contributor to InspectAPedia.com.
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
Our recommended books about building & mechanical systems design, inspection, problem diagnosis, and repair, and about indoor environment and IAQ testing, diagnosis, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia.
The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 2010, $69.00 U.S., is available from Carson Dunlop, and from the InspectAPedia bookstore. The 2010 edition of the Home Reference Book is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. InspectAPedia.com ® author/editor Daniel Friedman is a contributing author. Field inspection worksheets are included at the back of the volume.
Design of Wood Structures - ASD, Donald E. Breyer, Kenneth Fridley, Kelly Cobeen, David Pollock, McGraw Hill, 2003, ISBN-10: 0071379320, ISBN-13: 978-0071379328
This book is an update of a long-established text dating from at least 1988 (DJF); Quoting: This book is gives a good grasp of seismic design for wood structures. Many of the examples especially near the end are good practice for the California PE Special Seismic Exam design questions. It gives a good grasp of how seismic forces move through a building and how to calculate those forces at various locations.THE CLASSIC TEXT ON WOOD DESIGN UPDATED TO INCLUDE THE LATEST CODES AND DATA. Reflects the most recent provisions of the 2003 International Building Code and 2001 National Design Specification for Wood Construction. Continuing the sterling standard set by earlier editions, this indispensable reference clearly explains the best wood design techniques for the safe handling of gravity and lateral loads. Carefully revised and updated to include the new 2003 International Building Code, ASCE 7-02 Minimum Design Loads for Buildings and Other Structures, the 2001 National Design Specification for Wood Construction, and the most recent Allowable Stress Design.
Diagnosing & Repairing House Structure Problems, Edgar O. Seaquist, McGraw Hill, 1980 ISBN 0-07-056013-7 (obsolete, incomplete, missing most diagnosis steps, but very good reading; out of print but used copies are available at Amazon.com, and reprints are available from some inspection tool suppliers). Ed Seaquist was among the first speakers invited to a series of educational conferences organized by D Friedman for ASHI, the American Society of Home Inspectors, where the topic of inspecting the in-service condition of building structures was first addressed.
Defects and Deterioration in Buildings: A Practical Guide to the Science and Technology of Material Failure, Barry Richardson, Spon Press; 2d Ed (2001), ISBN-10: 041925210X, ISBN-13: 978-0419252108. Quoting: A professional reference designed to assist surveyors, engineers, architects and contractors in diagnosing existing problems and avoiding them in new buildings. Fully revised and updated, this edition, in new clearer format, covers developments in building defects, and problems such as sick building syndrome. Well liked for its mixture of theory and practice the new edition will complement Hinks and Cook's student textbook on defects at the practitioner level.
"Avoiding Foundation Failures," Robert Marshall, Journal of Light Construction, July, 1996 (Highly recommend this article-DF)
"A Foundation for Unstable Soils," Harris Hyman, P.E., Journal of Light Construction, May 1995
"Backfilling Basics," Buck Bartley, Journal of Light Construction, October 1994
"Inspecting Block Foundations," Donald V. Cohen, P.E., ASHI Reporter, December 1998. This article in turn cites the Fine Homebuilding article noted below.
"When Block Foundations go Bad," Fine Homebuilding, June/July 1998
Masonry structures: The Masonry House, Home Inspection of a Masonry Building & Systems, Stephen Showalter (director, actor), DVD, Quoting: Movie Guide Experienced home inspectors and new home inspectors alike are sure to learn invaluable tips in this release designed to take viewers step-by-step through the home inspection process. In addition to being the former president of the National Association of Home Inspectors (NAHI), a longstanding member of the NAHI, the American Society of Home Inspectors (ASHI), and the Environmental Standard Organization (IESO), host Stephen Showalter has performed over 8000 building inspections - including environmental assessments. Now, the founder of a national home inspection school and inspection training curriculum shares his extensive experience in the inspection industry with everyday viewers looking to learn more about the process of evaluating homes. Topics covered in this release include: evaluation of masonry walls; detection of spalling from rebar failure; inspection of air conditioning systems; grounds and landscaping; electric systems and panel; plumbing supply and distribution; plumbing fixtures; electric furnaces; appliances; evaluation of electric water heaters; and safety techniques. Jason Buchanan --Jason Buchanan, All Movie Review
Masonry Structures: Behavior and Design, Robert G. Drysdale, Ahmid A. Hamid, Lawrie R. Baker, The Masonry Society; 2nd edition (1999), ISBN-10: 1929081014, ISBN-13: 978-1929081011
Straw Bale Home Design, U.S. Department of Energy provides information on strawbale home construction - original source at http://www.energysavers.gov/your_home/designing_remodeling/index.cfm/mytopic=10350
More Straw Bale Building: A Complete Guide to Designing and Building with Straw (Mother Earth News Wiser Living Series), Chris Magwood, Peter Mack, New Society Publishers (February 1, 2005), ISBN-10: 0865715181 ISBN-13: 978-0865715189 - Quoting: Straw bale houses are easy to build, affordable, super energy efficient, environmentally friendly, attractive, and can be designed to match the builder’s personal space needs, esthetics and budget. Despite mushrooming interest in the technique, however, most straw bale books focus on “selling” the dream of straw bale building, but don’t adequately address the most critical issues faced by bale house builders. Moreover, since many developments in this field are recent, few books are completely up to date with the latest techniques. More Straw Bale Building is designed to fill this gap. A completely rewritten edition of the 20,000-copy best--selling original, it leads the potential builder through the entire process of building a bale structure, tackling all the practical issues: finding and choosing bales; developing sound building plans; roofing; electrical, plumbing, and heating systems; building code compliance; and special concerns for builders in northern climates.
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