Posted on 10/10/2004 4:31:24 AM PDT by JesseHousman
The manufactured house is a staple in Florida. It's affordable, which sometimes makes it the best option for retirees and workers on a budget.
But the TV images made it clear. Hurricanes don't like manufactured homes. They came out the biggest losers against the storms.
And people are reacting.
A city councilman in New Port Richey wants to ban them, said Frank Williams, executive director of the Florida Manufactured Housing Association.
Drive past the demolished Palmetto Mobile Home Park in Port Charlotte and the idea isn't so crazy.
But there are 1.3 million Floridians living in manufactured homes, and the state already lacks affordable housing. Collier County was short 15,500 units in 2000, according to the Shimberg Center for Affordable Housing at the University of Florida.
Putting the ax to mobile homes isn't a feasible option, and some housing officials say they're fine. Just ask how old a unit is before buying.
In 1976, manufactured homes became regulated, and in 1994, those regulations were strengthened.
"I can tell you that newer homes installed to the current code fared just as well as site-built homes," said Cormac Giblin, Collier County's housing development manager.
Along with Texas, Florida has the largest numbers of manufactured homes 900,000.
Affordability equals popularity.
In Southwest Florida, a new double-wide will cost $70,000 and a triple-wide $100,000, Williams said. It's hard to find homes in Collier County for less than $150,000.
Terresa and Robert Edson's rental in East Naples' Harmony Shores is bolted to the ground and can resist 115 mph winds.
"After that, forget it," Terresa Edson said.
The hurricanes' winds made Edson feel sick, but she doesn't have the luxury of moving.
The couple can afford the $560 monthly rent. They can't afford the $900 it costs to rent a two-bedroom apartment, she said.
The number of people living in manufactured homes is amazing, Giblin said.
But should safety or affordability come first? That's a question asked by Michael Reitmann, executive director of the Lee Building Industry Association.
Reitmann pictures the many mobile homes in Lee County and what would have happened if the winds and storm surge came to the county.
The mobile homes should meet the same standards as site-built homes, he said.
They do, Williams said.
Well, sort of.
The state regulates site-built homes. The U.S. Department of Housing and Urban Development regulates manufactured homes.
The windload that manufactured homes can handle increased after Hurricane Andrew and, in 1999, the foundation requirements were strengthened by the state.
But only 250,000 of the state's 900,000 manufactured homes were built after 1994.
The remaining homes fall into two categories. The 300,000 homes built between 1976 and 1994 were built to the first set of HUD standards. The 350,000 homes built before 1976 weren't built to any standard.
Manufactured homes now withstand Category 4 hurricanes, said John Weicher, HUD assistant secretary for housing. Before Andrew, they withstood Category 2 storms.
The changes were dramatic, Williams said, and they worked.
After Andrew, 15,000 to 18,000 manufactured homes were destroyed, said Chris Stinebert, president of the Virginia-based Manufactured Housing Institute.
The first three hurricanes this year made 6,000 manufactured homes uninhabitable, Weicher said.
"We can build you anything you want in a factory," Williams said.
In the Keys, new homes can withstand 150 mph winds, he said. All it requires is more money.
"Just because it's a trailer or a manufactured home doesn't mean it's going to be blown away in the first hurricane," Giblin said.
In Punta Gorda, new manufactured homes lost the skirting around their foundations, but had no structural damage, Weicher said. But HUD is committed to further studies if weaknesses are found.
Some state money is available for retrofitting a home, Stinebert said.
"The next step up the ladder is modular," Giblin said.
HUD-built manufactured homes have a metal undercarriage that allows them to be delivered to a site, he said. State-regulated modular homes are panelized, assembled on the site and inspected locally.
The county gets federal and state grant money for loan assistance, Giblin said. The federal money can be used for any homes, including manufactured ones.
The state only allows its money to be used for site-built or modular homes, he said. It puts money into structures built to its building code. The state has drawn a line, he said.
So has Collier County government.
"We don't see too many new trailer parks going up in Collier County," Giblin said.
They aren't especially popular, he said.
But statewide the hurricanes haven't hurt the industry's business, Williams said.
Manufacturers are out of stock until February.
Copyright 2004, Naples Daily News. All Rights Reserved.
If accurate, this would be great. Older manufactured homes must be banned from areas where hurricanes have become a way of life.
"The Great Mobile Homes of Florida?"
They say Florida homes are unaffordable, so people chose manufactured housing.
Many of those that chose manufactured housing or a mobile home, still have a home in another state. If they were to sell that home, they'd have enough money to buy a home in Florida.
Actually Florida housing, in comparison to other states that present a similar draw (i.e. weather, beaches, not to mention no income tax), is quite affordable, IMHO.
Whenever I hear someone mention they are planning to purchase a mobile home, I advise against it. Besides the disadvantages during a hurricane or tornado, they decrease in value just as automobiles do. For a financed MH, rarely can one be found that is worth more than the bank's pay-off. Conventially built homes can easily be found between the $75 and 100,000 range. They will appreciate, can be sold for a profit, and the home buyer can move up into a more expensive home.
No, let the insurance and mortgage companies assess the risk and charge accordingly. If you want to live in an older manufactured home then you pay the price in either higher rates or take the risk of no insurance. Your choice.
Reality dictates that taxpayers will continue to pick up the tab for the uninsured.
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Found this technology right here on FR. Probably as close to perfect for beachfront property.
Apparently it's never occurred to this guy that if you can't afford it, you can't have it. Who the heck is supposed to pay for expensive upgrades to hundreds of thousands of homes?
I think those who choose high risk housing should bear the risk. Nobody is "forced" to live beside a beach in Florida.
Why must my insurance and taxes go thru the roof when I live in Tennessee on high ground?
Why? Granted, MH owners shouldn't confuse the fact that they are still renters and not homeowners, so they will not benefit from any rise in real estate prices, but MHs can be an attractive alternative to renting.
In fact, the best case scenario (one that is well suited to seniors), is cashing out the equity in your home at retirement, and using a fraction to purchase a MH and use the residual to pay the rent.
Many people come out WAY ahead using this tactic, especially if moving from high value areas like the north-east to Florida, or California and moving to NV, AZ, or other desert communities.
There's a political element to mobile homes here in Michigan. Those who live in the parks pay a paltry fee that goes to local services such as schools, police, fire, etc. They cost towns a huge amount of money to accommodate and fighting the very powerful MH lobbyists is next to impossible because of mandates requiring "low income housing." Communities can regulate the snot out of where and how to place a park but that's about it.
Financial advisors recommend young couples NEVER buy a MH. They don't appreciate in value, there's no equity and they often pay much higher interest rates than a mortgage for a conventional house.
Median housing price in San Diego is $400,000 and that doesn't mean a NEW house, either. Try 30 yrs old. California has taxes on most everything.
WE pay the costs for these foolhardy approaches to housing that amounts to relief, insurance reimbursements, cleanup, police, fire and emergency equipment and personnel, etc.
All this amounts to billions that we end up paying while the trailer-dweller just buys another rig.
Now who do you think WILL pay?
Of course it's masonry constructed and the last time San Diego got hit with a hurricane or tornado was back in........
This is probably the main problem for the Florida housing. Since I'm a mortgage lender I'll write from a professional viewpoint.
The manufactured home industry in the Southern states suffers from a stigma of older, inferior homes and the shady business practices of those who sold them.
The new manufactured homes are a great value. When placed on a permanent foundation, they are titled as real estate --not chattel property (like a car)and are appreciating in value.
They are a great buy for retirees. I write about one mortgage a month for manufactured and the demand is only growing.
Perceptions of this product are changing favorably with the buying public and lenders.
Only REAL PROPERTY owners should be allowed to vote on issues that result in property tax increases.
Renters, or trailer park dwellers aren't permanent residents and what do they care about how much tax property owners must pay?
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