Modular and manufactured homes are both built in a factory, and from the street they can look alike. But they are built to different codes, sit on different kinds of foundations and move in very different ways. Knowing which one you own decides who can move it, what permits you need and how much work the move involves. This guide explains the difference and what each type of move looks like.
The Short Answer
A manufactured home is built on a permanent steel chassis to the federal HUD Code and is designed to be moved on its own wheels. A modular home is built in sections to the same state and local codes as a site-built house, then set by crane on a permanent foundation. Manufactured homes are made to be moved. Modular homes usually aren’t, so relocating one is closer to moving a house.
Manufactured, Mobile and Modular: The Terms
| Mobile home | Manufactured home | Modular home | |
|---|---|---|---|
| Built | Before June 15, 1976 | On or after June 15, 1976 | Any date |
| Code | Pre-HUD industry standards | Federal HUD Code | State and local building codes |
| Chassis | Permanent steel chassis | Permanent steel chassis | No chassis; carried on a trailer |
| Foundation | Piers, blocks and anchors | Piers, blocks and anchors, or a permanent foundation | Permanent foundation, like a site-built house |
| Designed to move again? | Yes | Yes | Not usually |
People still say “mobile home” for both of the first two types, and so do we. Technically, homes built after the HUD Code took effect are manufactured homes.
How to Tell Which One You Have
- HUD label. Manufactured homes have a red metal certification label on the outside of each section, usually near one end.
- Data plate. Manufactured homes also have a paper data plate inside, often in a kitchen cabinet, bedroom closet or by the electrical panel. It lists the maker, serial number and the wind and snow zones the home was built for.
- Chassis. Look under the home. A steel I-beam frame running the length of the home points to a manufactured home.
- State label. Modular homes usually carry a state approval label instead, often in a utility closet or under the kitchen sink.
- Paperwork. Manufactured homes often have a vehicle-style title unless they have been converted to real property. Modular homes are usually recorded like a site-built house.
Moving a Manufactured Home
Because it was built to travel, a manufactured home follows a well-worn process:
- Permits and route. Oversize-load permits for each state and escorts where required.
- Teardown. Skirting, steps and porches come off, utilities are disconnected and anchors are released.
- Running gear. Axles and tires are fitted to the chassis if they were removed, and a hitch is attached.
- Splitting. Multi-section homes are separated and each open side is sealed.
- Transport. Each section is pulled on its own chassis by a toter truck.
- Setup. The home is blocked, leveled and anchored, sections are rejoined, utilities are reconnected and skirting goes back on.
Read more about single-wide transport and double-wide transport.
Moving a Modular Home
A modular home has no chassis of its own and is fixed to a permanent foundation, so moving it is a bigger job:
- Engineering review. The home is assessed to see whether it can be lifted and moved safely, either in its original modules or as a whole structure.
- Separation from the foundation. The home is detached from its foundation, often by lifting it with steel beams and hydraulic jacks.
- Splitting modules where possible, along the seams where they were joined.
- Transport on trailers built for structural moves, with oversize permits and escorts.
- A new permanent foundation at the destination, built and inspected before the home arrives.
- Crane setting and reassembly, followed by reconnecting utilities and finishing seams inside and out.
- Building permits and inspections like those for a site-built house, from the new county or city.
Not every modular home is a good candidate for moving. Size, age, condition and the route all matter, and sometimes moving it costs more than it’s worth.
Cost: Modular vs. Manufactured
Most of our manufactured home moves cost $2,000 to $15,000 for the whole job, depending on home size, distance, permits and escorts, site access and setup. Modular moves are quoted case by case because the foundation, crane and engineering work varies so much from one home to the next. In most cases a modular move costs more than moving a manufactured home of a similar size. See our mobile home moving cost guide for the factors behind each price.
Choosing the Right Mover
- For a manufactured home, hire a mobile home moving company that handles permits, transport and setup with its own crews.
- For a modular home, look for a company with structural moving experience and crane access, and ask for examples of modular homes it has moved.
- In both cases, confirm insurance and any license your state requires, and get a written quote that covers the whole job. Our guide to choosing a licensed mobile home mover lists the questions to ask.
Rules at the New Location
Check zoning before you commit. Some areas treat manufactured and modular homes differently, and some parks or subdivisions limit the age or type of home they accept. A modular home generally needs the same building permits and inspections as a site-built house. A manufactured home needs an installation that meets your state’s standards and your area’s wind zone, and many counties inspect it before you move in.
Move It or Replace It?
Before you commit to moving either type of home, compare the full cost of moving with the cost of starting over. Moving usually makes sense when:
- The home is in good structural condition and suits your needs.
- You own the home outright or your lender approves the move.
- The new location accepts the home’s age, type and size.
- The move and setup cost less than buying and installing a comparable home.
Replacing may make more sense when the home needs major repairs to travel, when the destination won’t accept it, or, for a modular home, when foundation and engineering costs would be very high. Get a written quote for the move and a price for a comparable home before you decide.
Title and Financing Questions
How a home is titled can affect the move:
- Manufactured homes titled as personal property usually need the title and a tax receipt for permits. If there’s a loan, the lender may need to approve the move.
- Manufactured homes converted to real property, typically because they sit on a permanent foundation, may need the title reissued or the conversion reversed before the home can be moved. Your county or state titling office can explain the steps.
- Modular homes are usually part of the land they sit on. Moving one may mean separating it from the property record and recording it again at the new site.
Common Myths About Factory-Built Homes
- “Modular and manufactured are the same thing.” They’re built to different codes and installed differently, which is why they move differently.
- “A manufactured home can’t be moved once it’s set up.” It can. Even homes on permanent foundations can usually be detached, fitted with running gear and moved.
- “Modular homes can never be moved.” Many can, but it’s a structural move that takes more planning and equipment.
- “Any mover can handle either type.” Moving a modular home takes different skills and equipment from moving a manufactured home. Ask about experience with your exact home type.
Frequently Asked Questions
Is a modular home the same as a manufactured home?
No. Both are factory-built, but manufactured homes are built to the federal HUD Code on a permanent chassis, while modular homes are built to state and local building codes and set on a permanent foundation.
Can a modular home be moved?
Often, yes, but it’s a structural move rather than a standard mobile home move. It needs engineering, lifting equipment, a new foundation and building permits, so it usually costs more.
Is it easier to move a manufactured home?
Yes. Manufactured homes are designed to travel on their own chassis, so the process is more routine and usually cheaper.
What if my manufactured home is on a permanent foundation?
It can still be moved, but the crew may need to detach it from the foundation and refit running gear first. Your mover should see the home before quoting.
Do you move modular homes?
We move manufactured homes of every size and modular sections. Send us details and photos, and we’ll tell you what moving your home would involve.
Which type of home is cheaper to move?
Manufactured homes are almost always cheaper to move because they travel on their own chassis and are set on piers rather than a new permanent foundation. Most of our manufactured home moves cost $2,000 to $15,000 for the whole job.
Get a Free Moving Quote
Not sure which type of home you have? Send us photos of the data plate or labels through our free quote form and we’ll help you work it out. See all our mobile home moving services.
Planning a mobile home move?
Tell us about your home and where it’s going. We’ll reply with a full price for the whole job, permits and setup included.