Atlas
Mobile Home Directory
Questions Asked & Answered
Q: My husband and I have always longed to own a home of our own but raising 2 kids, our savings gets wiped out every time we get close to having a down payment. Can you suggest a way we can get a home?
A: Many States are promoting first time buyer programs with assisted down payments. The rules very on income and number of dependents, but your tax dollars are available in the form of a down payment for your first home. Ask a lender for more details of the programs in your State.
Q: I have bad credit and claimed bankruptcy 14 months ago, is there any chance I can get financed?
A: No bank will finance you until two years after a bankruptcy and you have to have proof of paying your bills on time, that could include utility bills, payments to IRS. Most important, it doesn’t mean you can’t look around for owner financed deals! I have seen ads for people with down payments looking for owner financing on homes, you my want to try that route.
Q: I am considering moving my home from Kentucky to New York, do you have any suggestions?
A: The first suggestion is that you contact State Code Associations to find out if your home meets Wind Zone and other requirements to be set up in that particular area. If you go to the expense to move the home and set it up, the home still has to be inspected by a county inspector before the electric company will turn on the electricity. The inspector will fail the home because it does not meet building restrictions in that local area and power will never be turned on to the home.
Q: I am looking at buying a home that is already set-up on land and would like to move it to another piece of land. Can you refer me to a mover in my area.
A: The suggestion we recommend, would be to contact a few local dealers in your area and ask who sets up their homes and how long they have set homes for them. Dealers are an excellent resource of who does good work in their area.
Q: I live in Chicago,Il. I was wondering can a mobile home be placed in the city limits?
A: Typically mobile homes are restricted from being within city limits but, grandfather clauses do exist that would allow citizens to replace a mobile home within city limits that fell under the grandfather clause. You need to check the local statutes and codes in the area in which you live for more details.
Q: I have bad credit, but I am receiving a large settlement next month, can I get financed with a big down payment and a good job?
A: Large down payments gets bankers attention!. Once you get to a 20% down payment exceptions can be made because the bank will take less of a loss should they be forced to foreclose or repossess. If you get to a 40% down payment it wouldn’t matter if you never paid anyone for anything in your life. The odds are too good for any one to turn down.
Q: I have dealer who says he will give me the down payment if I buy the home, is this legal?
A: No, this is not legal. It is an unfair business practice. A Dealer may buy articles from you, a car, a boat. This way you are liquidating assets for your down payment. Always remember, if a deal sounds too good to be true. It probably is not !
Q: Can you give me some information on who rates mobile homes, particularly double wides? I would like to know which manufacturer builds the best double wide in quality, craftsmanship, materials.
A: Nobody rates these homes in a consumer comparison format. HUD does require manufacturers to build the homes to meet a minimum building standard depending upon the location and area in which they sell homes. So the structure of the home is the same. Everything else is an option.
Every option has a cost added to the price of the home. Structurally, the home can have thicker floors, wider studs behind the wall and upgraded width in the sheet rock and that is all. Everything else is a cosmetic option added to the final price in the home. So a luxury home has all the cosmetic options and all the price. A bottom dollar home has the same structural standards and no cosmetic options.
Q: I purchased a home 4 years ago and have had roof leaks, floor problems and plumbing leaks, the dealer has been no help and the manufacturer says the home only had a 3 year warranty and it has expired. Can you help me?
A: HUD states that the manufacturer is responsible for defects in the home until it falls to the ground! At this point you need to contact HUD to report your problems. Also, contact your State Senator’s office for help in this matter. NCIC offers a fee based resolution service for home owners.
Your Senator’s phone number is in the front of your local phone book. Housing is a serious federal issue and your Senator has been elected to protect your rights!
Q: I purchased a home and the dealer took the wheels and axles off the home. When I asked about the situation he told me that the wheels and axles belonged to factory and are removed and sent back after set-up. Is this true?
A: Most folks will never see the invoice on their home but, listed on that invoice is the cost of those wheels and axles; $300.00 to $800.00 depending on the size of the home. If wheels and axles is not written on your contract, those wheels and axles are your property.
Contact HUD to report your problems. Also, contact your State Senator’s office for help in this matter. Your Senator’s phone number is in the front of your local phone book. Housing is a serious federal issue and your Senator has been elected to protect your rights!
Q: What are our rights on getting the dealer we have been working with when it comes to the final contract? We can not get him to list any prices other than the price for the home. He will not spell out just what is included in the total price. Suddenly we keep getting told we need to put down a larger deposit even though on the last contract it is written that there would be no more money needed , that this was the total amount of the deposit.
Yes, we did everything wrong. First at the beginning we were told, “my word is all you need” and “No, you don’t need to have every little thing listed.” Now when I refuse to sign a contract that has so many blanks such as insurance, cost of site work, electric and life insurance, even the sales tax is wrong. The dealer becomes loud and rude. Next, I was told, “don’t worry”. I will explain it to your husband, you just sign on the dotted line now and he will explain it to you when you get home.
A: To begin with it is illegal for a dealer to have you sign a blank contract. Never sign a blank contract! Secondly, when a dealer becomes loud and rude and forces you to sign a contract, this is called duress. Another illegal act.
Next, you need to declare your 3 day right of cancel. You have 72 hours to cancel the sale. If you feel intimidated by the dealer take along a friend to help you. If the dealer will not accept the right of cancel, call the police department to come for a public record of the action.
Contact HUD to report your problems. Also, contact your State Senator’s office for help in this matter. Your Senator’s phone number is in the front of your local phone book. Housing is a serious federal issue and your Senator has been elected to protect your rights!
Q: We just got back from our signing paperwork for our new home and the prices have all changed along with the interest rate that we were promised when we decided to buy the home, they said the payment was $425.00 a month, the new paperwork says $499.00 a month and we know we can’t afford those payments. What can we do?
A: What you have just experienced is called the “bump”. The dealer has bumped your payment from what they originally quoted you. Their thinking is that you have told everyone you are buying a home, your parents , your brothers, your sisters, your co-workers and friends. For you to back out of the purchase would mean loosing face.
Too many young people have their credit ruined by dealers using this technique. Eight months down the road when you get behind on 3 payments for the home your hard earned credit is shot because some dealer took unfair advantage of you!
You need to declare your 3 day right of cancel. You have 72 hours to cancel the sale. If you feel intimidated by the dealer take along a mean friend with an attitude to help you. If the dealer will not accept the right of cancel, call the police department to come for a public record of the action.
Contact HUD to report your problems. Also, contact your State Senator’s office for help in this matter. Your Senator’s phone number is in the front of your local phone book. Housing is a serious federal issue and your Senator has been elected to protect your rights!
Q: Do I need a Real Estate Agent or a Dealer to transfer the ownership of my mobile home?
A: In most states the transfer of a mobile home is the same as the transfer of title as a automobile, through your Dept. of Motor Vehicles. A simple down payment and arranged owner financing or institutional financing. If, your state requires a Deed of Trust you would be aided by the assistance of a Title Company in your area.
Q: What is the cost of mobile home insurance?
A: Well, largely, depending on the size of the home, how close your home is located to a Fire Dept., if your in a flood plain and another 20 questions can determine your rates. The insurance rates on a mobile home is some what higher due to the flood protection required by lenders. A blessing this past year in eastern seaboard states from hurricane damage.
Q: Do I have to pay yearly taxes just like normal real estate?
A: In most states you will pay property tax on the home, just like you do on your automobile. Check with your County or Parish Tax Office for more details.
Q: I am thinking that I may not even try to finance it. Let's say I get it for $13,000...and pay cash. Do I have to carry insurance on it? I am thinking that it would be nice to only have to pay a lot fee each month of about $350
A: If the home is paid off you would not be required to have insurance, unless there is a clause in the contract in the park or lot the home is located in. But, the question is can you afford not to have insurance on your housing investment?
Q: I'm in the process of buying a 1983 pace double wide 24x35 mobile home. I‘ve been told I can't use my waterbed in my new home. Other people tell me the floor is strong enough to hold my bed. I'm don't know what to do.
I really can't afford new bedroom furniture, but I don't want to end up on the ground either. I sure hope you can help me in this matter.
A: This is a most unorthodox meathod, but it works! Find the largest
human that you are friends with and ask them to visit the home with you. You
stand next to your friend and have them jump as high as they can and
stomp the floor on the way down.
At the moment they hit the floor, the intensity of the vibration you feel should tell you if it is safe or not to keep your water bed.
Copyright 1997-08 Atlas Mobile Home Directory All Rights Reserved