Trying to compare a “manufactured” home with a “mobile” home in Moses Lake? You’re not alone. The terms get used interchangeably, which can confuse your search, your financing, and even your taxes. In this guide, you’ll get a clear, local explanation of what each term means, how titles and financing work in Washington, and what to check before you buy or sell. Let’s dive in.
The big difference: date and code
The key difference is the building standard and the date it took effect. A “mobile home” typically refers to factory-built homes constructed before June 15, 1976. A “manufactured home” is built on or after that date to the federal HUD Code, known formally as the Manufactured Home Construction and Safety Standards.
Mobile homes: pre-1976 units
Mobile homes predate the HUD Code. Many are older, may have dated systems, and can be harder to finance or insure. If you are considering one, budget for more thorough inspections and limited loan options.
Manufactured homes: HUD Code homes
Manufactured homes are factory-built to national standards for strength, durability, energy efficiency, and safety. Newer models can look and live much like site-built homes. Lenders, insurers, and appraisers rely on documentation that the home meets HUD standards.
Why the HUD label and VIN matter
HUD-compliant manufactured homes have a HUD label (metal plate) and a VIN/serial number. Lenders and insurers use these to confirm compliance. Before you write an offer, locate and photograph the HUD label and VIN, and make sure they match any title or loan paperwork. If labels are missing, expect extra steps with lenders and insurers.
Title: personal vs. real property in Washington
A manufactured home in Washington can be treated as personal property (chattel) or converted to real property when it is permanently affixed and properly recorded with the county. This classification affects your financing, taxes, and how the sale transfers.
What title status changes for you
- Financing: Personal property often uses chattel loans with higher rates and shorter terms. Real property may qualify for traditional mortgage programs.
- Transfer: Personal property usually transfers by bill of sale; real property transfers by deed.
- Taxes: Grant County may assess and tax personal property manufactured homes differently than real property. Conversion can change tax treatment going forward.
Converting to real property in Grant County
Converting usually involves proving the home is permanently affixed to a compliant foundation, surrendering the personal property title, and recording the appropriate documentation with the county. Steps and forms can vary, so confirm current requirements with the Washington titling authority, the Grant County Assessor/Treasurer, and local permitting.
Financing options in Moses Lake
Financing depends on age, condition, foundation, and title status. Start lender conversations early and have your documentation ready.
Chattel loans (personal property)
- Designed for homes not converted to real property, often in parks or on leased land.
- Typically higher interest rates and shorter terms, such as 7 to 20 years.
- Offered by specialty lenders and some local banks or credit unions.
Mortgage-style loans (real property)
- Available when the home is permanently affixed to owned land and treated as real property.
- Can include conventional mortgages, FHA Title II, VA, or USDA when the home and foundation meet program criteria.
- Often provide lower rates and longer terms, such as 15 to 30 years.
Government and conventional programs
- FHA Title I: Insures personal property loans for manufactured homes not affixed to land.
- FHA Title II: For homes permanently affixed to a qualifying foundation and meeting HUD/FHA rules.
- VA: Can finance permanent manufactured homes on land if they meet VA property standards.
- USDA Rural Development: May be an option in eligible rural areas; usually requires a permanent foundation.
- Conventional (Fannie Mae/Freddie Mac): Available for eligible units on permanent foundations with specific documentation.
Installation and permits in Moses Lake
In the factory, the HUD Code controls construction. On site, local rules apply. Foundations, tie-downs, decks, porches, and utility hookups are regulated locally.
Foundations and licensed installers
Washington generally requires licensed manufactured/mobile home installers for setup and anchoring. Expect permits and inspections for foundation, electrical, plumbing, and septic/sewer. If a home was recently moved or installed, verify the permits and inspection approvals in Moses Lake or Grant County records.
Zoning and where you can place a home
Rules vary by zone. Some areas allow manufactured homes on private land, and others are designated for manufactured home communities. If the home sits in a park, you’ll have a lot lease and park rules to follow, which can affect resale and rental. Always check zoning and any community rules before you buy.
Insurance basics to plan for
Insurance type and cost depend on title status and location. Homes titled as personal property in parks often use specialized manufactured home policies. Homes converted to real property on permanent foundations may qualify for standard homeowner policies. Lenders will require hazard coverage and may ask for specific endorsements based on age, foundation, and local hazards. Flood and wind risk should be confirmed for your specific address.
Marketability and resale in Moses Lake
Homes on owned land with permanent foundations usually have broader buyer pools and more financing options. That tends to support stronger resale. In-park homes are often more affordable but depend on lot rent, park stability, and rules that can limit who can buy or rent. Age and condition are major factors. Pre-1976 units and early HUD-era homes can be harder to finance and may carry higher maintenance needs.
Buyer checklist for Moses Lake
- Confirm the manufacture date and whether it is a HUD-code manufactured home or a pre-1976 mobile home.
- Find and photograph the HUD label and VIN/serial; verify against title paperwork.
- Check title status through the Washington titling authority and confirm any liens.
- Search Grant County property records for deeds or liens if the home is claimed as real property.
- Verify permits for installation, moves, and foundation work with Moses Lake/Grant County.
- Order an inspection by a contractor experienced with manufactured homes, including foundation, roof, HVAC, plumbing, and electrical systems.
- If in a park, review the lease, rent, approval process, and any rental restrictions.
- Compare chattel and mortgage options with lenders who finance manufactured homes.
- Get insurance quotes based on title status and location-specific risks.
- Confirm utility hookups, septic/water status, and any special local requirements.
Seller prep checklist
- Gather the title certificate, HUD label and VIN information, and any lien releases.
- If selling with land, confirm whether conversion to real property is complete and recorded.
- Provide permits and documentation for installation and foundation work.
- Consider a pre-listing inspection to address issues that could block financing.
- Be transparent about park lease terms and approval requirements if in a community.
- Price using the right comps. Homes on land and homes in parks trade differently.
Questions to ask local offices and lenders
- Planning and Permitting: What permits are required for this installation or a new foundation? What does zoning allow on this parcel?
- Assessor/Treasurer: How will taxes be handled if the home is personal property vs. real property? What’s the process for conversion?
- Titling Authority: How do I verify title status, confirm liens, or surrender a title for conversion?
- Lenders: Which products fit this home’s age, HUD label status, and foundation? What documentation do you need?
- Insurance Agents: What policy types and premiums apply based on title status and location risks?
Your next step
Whether you’re buying for affordability or investing for cash flow, success in Moses Lake comes down to documentation, installation quality, and the right financing. If you want help navigating titles, permits, park rules, and lender requirements, reach out for straightforward local guidance. Connect with Medie Ruiz to discuss your plan in English or Spanish.
FAQs
What is considered a “mobile home” in Washington?
- A mobile home generally refers to a factory-built dwelling constructed before June 15, 1976, which is before the federal HUD Code took effect.
What makes a home a “manufactured home” in Moses Lake?
- Manufactured homes are built on or after June 15, 1976, to the federal HUD Code and have a HUD label and VIN/serial number.
How does title status affect my loan options in Grant County?
- Personal property homes often use chattel loans with higher rates; homes converted to real property may qualify for traditional mortgages with longer terms and lower rates.
Can I use FHA, VA, or USDA for a manufactured home?
- Yes, if the home meets each program’s requirements, which commonly include HUD compliance, a permanent foundation, and specific occupancy rules.
Do I need a licensed installer for setup in Moses Lake?
- Washington typically requires licensed manufactured/mobile home installers, and local permits and inspections are required for foundations and utility hookups.
Are homes in parks harder to finance and resell?
- They can be, due to chattel loan structures, park approval processes, and lease terms, although they often offer lower entry costs for buyers.
What should I inspect on an older manufactured or mobile home?
- Focus on foundation, anchoring, roof, HVAC, electrical, plumbing, and proof of permits for any installation or moves, plus the presence of the HUD label and VIN.
