Michigan Housing Solutions
Custom Built Factory Homes
Resources for YOUR Vision
Factory-Built Doesn't Mean One-Size-Fits-All
Manufactured and modular housing gives today's buyers more choices than many realize.
Different construction methods, floor plans, sizes, features, finishes, energy packages, and price points allow buyers to explore a home that fits both their lifestyle and their budget.
The best way to understand what's possible is to see the homes and compare the options.
SITE PREPARATION
The Home Is Only Half the Story
Selecting the right home is exciting. Preparing the property correctly is what makes that home possible.
Every property is different. Soil conditions, topography, access, utilities, local regulations, drainage, and the type of home you select can all affect site preparation requirements—and the total cost of your project.
That's why site preparation should be considered before you finalize the home or purchase the land.
Gary's construction and real estate experience can help you understand the major site issues, identify questions early, and coordinate with the appropriate contractors and professionals.
Foundations
Everything Starts With the Right Foundation
The foundation supports your home and connects it to the property, so the correct foundation system is a critical part of the project.
Foundation requirements can vary depending on whether the home is manufactured or modular, the home's design, local building requirements, soil and drainage conditions, financing requirements, and the property itself. Depending on the project, foundation systems may include crawl spaces, basements, slabs, piers, or other approved engineered systems.
Before construction begins, the foundation requirements should be clearly established and coordinated with the home specifications.
A properly planned foundation helps ensure the home can be delivered, installed, completed, and financed as intended.
Utilities
Getting Power, Water and Services to Your New Home
A beautiful piece of property isn't very useful if getting utilities to the home costs more than expected.
Before purchasing land or establishing a project budget, determine what services are available and what it will cost to bring them to the proposed homesite.
Utilities may include:
​
-
Electric service
-
Natural gas or propane
-
Municipal water
-
Municipal sewer
-
Private well
-
Septic system
-
Internet and communications​
​
Distance matters. A home located hundreds of feet from existing electrical or water service may require substantially more infrastructure than a home near existing connections.
​
Understanding these costs early helps prevent surprises later.
Permits
Know What's Required Before Work Begins
Factory construction doesn't eliminate local permitting requirements.
​
Depending on the home, property, and municipality, your project may require permits and approvals for the home itself as well as the foundation, septic system, well, driveway, electrical service, plumbing, mechanical systems, and other site improvements.
Requirements vary by location.
​
Permitting can also affect your project schedule, so it should be addressed early—not when the home is ready to arrive.
Gary can help identify the permits and approvals that may be required and coordinate with the appropriate local authorities and professionals.
Septic Systems
If There's No Sewer, Plan for Septic Early
Many rural and semi-rural properties in Western Michigan aren't connected to a municipal sewer system. In those situations, a private septic system may be required.
​
The ability to install a septic system can depend on factors such as:
​
-
Soil conditions
-
Property size and configuration
-
Number of bedrooms
-
Required setbacks
-
Location of the home
-
Location of the well
-
Local health department requirements
​
Testing and approval may be required before a system can be designed and installed.
​
​
A property that doesn't support the required septic system can dramatically change—or even prevent—a proposed home project.
Don't assume that because a parcel is listed as "buildable," the septic system you need will automatically be approved.
Investigate before you buy.
Wells
Where Will Your Water Come From?
Many rural and semi-rural properties in Western Michigan aren't connected to a municipal sewer system. In those situations, a private septic system may be required.
​
The ability to install a septic system can depend on factors such as:
​
-
Soil conditions
-
Property size and configuration
-
Number of bedrooms
-
Required setbacks
-
Location of the home
-
Location of the well
-
Local health department requirements
​
Testing and approval may be required before a system can be designed and installed.
​​​
A property that doesn't support the required septic system can dramatically change—or even prevent—a proposed home project.
Don't assume that because a parcel is listed as "buildable," the septic system you need will automatically be approved.
Investigate before you buy.
Driveways
Your Home Has to Get There Before You Can Live There
A driveway isn't just about where you'll park your car.
​
For a factory-built home, access to the building site is particularly important because large sections of the home must be transported to the property and positioned for installation.
​
Site access may be affected by:
​
-
Driveway width
-
Road width
-
Turning radius
-
Grade and slope
-
Trees and overhead branches
-
Utility lines
-
Culverts and drainage
-
Bridges or weight restrictions
-
Soft or unstable ground
-
Space for delivery and installation equipment
​
A property may have perfectly adequate automobile access but still present challenges for delivering a manufactured or modular home.
​
That's why delivery access should be considered before the home is ordered and preferably before the land is purchased.
The driveway itself may also require excavation, grading, drainage, a suitable base, and a finished surface.
Good Site Planning Prevents Expensive Surprises
Your Home Has to Get There Before You Can Live There
Foundation. Utilities. Septic. Well. Permits. Driveway.
​
Individually, each may seem like just another item on the checklist. Together, they can represent a significant portion of your total project cost.
​
The best time to identify these requirements is before you purchase the land, finalize the home, or commit to a budget.
Gary helps buyers look at the entire land-and-home project, so important site considerations aren't discovered too late.
Before You Buy the Land. Before You Order the Home. Talk With Gary.
How Commissions Work
Protecting the Realtor Relationship
One of the first questions Realtors understandably ask is:
​
“If I bring Gary a client, how do I get paid?”
The answer should be clear before the process begins.
​
Factory-built housing transactions can be structured differently depending on whether the Realtor is involved in the land purchase, an existing-home transaction, the factory-built home itself, or a combined land/home project.
Gary's philosophy is straightforward.
​
The Realtor who brings the client should remain part of the relationship.
Before moving forward, Gary will discuss the transaction structure, each party's role, and any compensation arrangement that may apply so there are no misunderstandings later.
​
The objective is to build long-term Realtor partnerships—not compete for individual clients.
Understanding Appraisals
Appraising the Completed Project—not Just the Home
Appraising a factory-built home can involve considerations that differ from an existing site-built property.
The appraiser may need to consider:
​
-
The type of home
-
Land value
-
Foundation
-
Site improvements
-
Utility systems
-
Garages, porches and other improvements
-
Quality and features of the home
-
Comparable sales
-
Market acceptance
-
Property classification
​
For a new land/home project, the appraisal may need to estimate the value of the completed property before construction and installation are finished.
​
This makes accurate plans, specifications, contracts, site information, and cost documentation particularly important.
A strong project budget doesn't automatically guarantee an equivalent appraised value. Buyers and Realtors should understand this risk before substantial commitments are made.
Lender Requirements
Bring the Right Lender Into the Conversation Early
Not every residential lender handles factory-built housing—and not every lender who finances manufactured homes offers the same programs.
​
Requirements can vary based on:
​
-
Manufactured vs. modular construction
-
Whether land is already owned
-
Foundation type
-
Real-property classification
-
New versus existing home
-
Construction and installation arrangements
-
Borrower qualifications
-
Appraisal requirements
-
Loan program
-
Contractor and project documentation
​
For new construction, the lender may also require plans, specifications, contracts, permits, builder information, inspections, draw schedules, and proof of completion at various stages.
​
The best practice is simple:
Identify the financing path early—before the buyer commits to the land, home, or project structure.
Gary can work with the Realtor, buyer, and lender to help ensure everyone understands the proposed project.
Manufactured vs. Modular Appraisals
Similar Homes Can Be Treated Differently
A manufactured home and a modular home may look nearly identical when completed, but their construction standards and legal classifications differ.
​
A modular home is built to applicable state and local building codes and, once permanently installed, is generally treated much like other site-built residential construction.
​
A manufactured home is built to the federal HUD Code. Its appraisal and financing treatment can depend on factors such as the foundation, title status, land ownership, loan program, and whether the home qualifies as real property.
Comparable sales can also present challenges, particularly in markets where relatively few similar manufactured or modular homes have recently sold.
​
For Realtors, the key lesson is:
Don't assume that the appraisal process for one type of factory-built home will automatically apply to another.
Identify the home type and proposed financing structure early so the lender and appraiser have the information they need.
Land/Home Packages
Treat the Land and Home as One Project
A client may begin by saying:
“I want to buy some land and put a new home on it.”
​
That's where the Realtor and Gary can work particularly well together.
​
The Realtor can help identify and negotiate the purchase of suitable property. Gary can help evaluate how that property fits the proposed manufactured or modular home project.
​
Before the buyer commits to land, the team should consider:
​
-
Zoning and permitted home types
-
Setbacks and minimum home requirements
-
Site access
-
Delivery access
-
Foundation requirements
-
Grading and drainage
-
Well and septic feasibility
-
Utility availability
-
Driveway requirements
-
Permits and approvals
-
Estimated site-development costs
​
The lowest-priced parcel isn't necessarily the least expensive place to build.
​
A more expensive parcel with easier access, utilities, favorable soils, and minimal site preparation may produce a lower total project cost.
​
The best time to involve Gary is before your client writes the offer on the land.
Inspection Issues
Factory-Built Doesn't Mean Inspection-Free
A client may begin by saying:
“I want to buy some land and put a new home on it.”
​
That's where the Realtor and Gary can work particularly well together.
​
The Realtor can help identify and negotiate the purchase of suitable property. Gary can help evaluate how that property fits the proposed manufactured or modular home project.
​
Before the buyer commits to land, the team should consider:
​
-
Zoning and permitted home types
-
Setbacks and minimum home requirements
-
Site access
-
Delivery access
-
Foundation requirements
-
Grading and drainage
-
Well and septic feasibility
-
Utility availability
-
Driveway requirements
-
Permits and approvals
-
Estimated site-development costs
​
The lowest-priced parcel isn't necessarily the least expensive place to build.
​
A more expensive parcel with easier access, utilities, favorable soils, and minimal site preparation may produce a lower total project cost.
​
The best time to involve Gary is before your client writes the offer on the land.
Your Client. Your Relationship.
Your Factory-Built Housing Resource.
Factory-Built Doesn't Mean Inspection-Free
You don't need to know every HUD requirement, foundation system, appraisal rule, lender guideline, or site-development issue.
That's why you have Gary.
​
Bring Gary into the conversation early and he can help evaluate the factory-built housing opportunity while you continue doing what you do best—representing and advising your client.​
​
There is one area I would not publish until Gary determines exactly how he intends to compensate referring/participating Realtors: “How Commissions Work.” The language above deliberately avoids promising a particular percentage or commission structure.
​
Once Gary tells us exactly how he intends to handle Realtor compensation—and what Michigan licensing rules permit—we should make that section much more specific. That could be a major selling point for recruiting Realtors into Gary's network.
​
Have a client who might benefit from another housing option?